The 2026 lettings guide for landlords in South West London. Renters' Rights Act explained, landlord legal obligations, letting services and fees from 8.4% incl. VAT, no upfront costs.
Lettings Guide · Updated September 2026
Renting out a property is more rewarding — and more regulated — than ever. On 1 May 2026 the Renters' Rights Act rewrote the rulebook: fixed-term tenancies, Section 21 and rental bidding are gone. This guide explains what changed, what you must do to stay legal, and how Property People protects your investment at every step.
Book a free valuation 020 8946 7171 Book a valuation online Your property public data 2026 compliance checklist ★★★★★Rated 4.7 / 5 on Google Established 2010Independent SW London agents 8.4%Let-only fee incl. VAT · no upfront costs 204 Tooting High Street Tooting Broadway, London SW17 0SG — open Mon–Sat for landlord advice Listed on Members of The 2026 rulebookThe biggest overhaul of private renting in a generation went live 1 May 2026. Every landlord in England now operates under new rules — whether your tenancy started last week or ten years ago. Here's the timeline, and what each change means for you.
27 Oct 2025Royal AssentRenters' Rights Act 2025 becomes law. 27 Dec 2025Council powersLocal councils gain stronger investigating and enforcement powers. 1 May 2026Phase 1 — liveEnd of Section 21, assured periodic tenancies, rent, pets and marketing reforms all in force. 1 Aug 2026Old notices expireSection 21 / Section 8 notices served before 1 May 2026 can no longer be used in possession claims. 15 Dec 2026PRS DatabaseMandatory landlord registration rolls out regionally — £65 per property per year; fines up to £7,000 for not registering. 2028Landlord OmbudsmanMandatory membership of the PRS Ombudsman for dispute resolution. Before 1 May 2026 Now — Renters' Rights Act Old rulesFixed-term Assured Shorthold Tenancies (typically 6 or 12 months) with break clauses, automatically rolling into periodic tenancies at the end of the term.
Old rulesLandlords could evict without a reason using a Section 21 notice once the fixed term ended — "no fault" evictions.
Old rulesRent could be raised at renewal or with a Section 13 notice; tenants had limited ability to challenge.
Old rulesBidding for rent was common, and some tenants were asked for several months' rent in advance.
Old rulesPets could be refused without reason; families and benefit recipients could be turned away or filtered out of adverts.
New rules · 2026Fixed terms are abolished. Tenancies are now "periodic" and roll on indefinitely — the tenant gives a minimum of two months' notice to leave.
New rules · 2026Section 21 is abolished. Possession is possible only through Section 8 grounds — for example three months' rent arrears, the landlord selling the property, or anti-social behaviour.
New rules · 2026Rent can rise at most once a year, via a Section 13 notice served at least two months ahead. Tenants can challenge it at the First-tier Tribunal, which sets a market-rate rent.
New rules · 2026Rental bidding is banned: advertise a set rent and accept nothing above it. You may not ask for more than one month's rent in advance, and none before the tenancy is signed.
New rules · 2026Pet requests must be considered within 28 days, refusing only with valid reasons. Discrimination against tenants with children or on benefits is unlawful.
Still to come: the PRS Database (mandatory landlord registration at £65 per property per year, rolling out regionally from 15 December 2026), the PRS Landlord Ombudsman (mandatory from 2028), a Decent Homes Standard for the private rented sector (policy statement published January 2026; proposed to apply from 2035 or 2037) and Awaab's Law for private tenants (still under consultation — not yet in force). Energy: the minimum EPC is confirmed to rise to band C by 1 October 2030 (with a £10,000 cost cap per property), and new-style EPCs launch from October 2026. Civil penalties for housing offences have already risen to up to £40,000. Source: GOV.UK implementation roadmap. The letting journeyA clear, fully managed path. We hold your hand from a free, obligation-free valuation to the day your first rent payment lands — and we do it on a no-let, no-fee basis, so you pay nothing up front.
ValuationOne of our friendly letting agents visits at a time that suits you, compares your property against similar local lets and recent agreed rents, and proposes a realistic marketing figure.
InstructionYou sign clear terms and conditions; we verify ownership against Land Registry with photo ID, so everything is fully transparent and compliant before a single viewer is booked.
MarketingProfessional photography, a floor plan and a headline-ready listing published on Rightmove, Zoopla, OnTheMarket and our social channels — plus a To Let board and our register of pre-vetted applicants.
OffersAccompanied viewings at flexible times, including evenings and weekends. We secure a holding deposit (one week's rent, capped by law) and negotiate the rental terms for you.
ReferencingCredit and CCJ checks, employment and affordability verification, previous-landlord references and the UK Home Office Right to Rent check — you receive a full report before committing.
Move-inAn assured periodic tenancy with the new mandatory written terms, deposit protected with the DPS within 30 days, photographic inventory and check-in, utilities and council tax switched, and keys handed over.
Services & feesOur fees are calculated as a simple percentage of the rent you receive, so our interests are aligned with yours: we only earn when you do. Choose the level of involvement that suits you — right up to a fully hands-off 360 management service. All percentages and prices shown include VAT at 20% — no hidden fees.
8.4%One-off fee secured when the tenancy starts. We market, vet and let — you take over communication and day-to-day matters after move-in.
10.8%Everything in Let Only, plus we collect rent monthly, chase late payments and transfer funds to your bank after our fee is deducted.
13.2%We handle all tenant communication, maintenance, legal obligations and renewals while you collect the rent. Repairs proceed only with your approval and full cost transparency.
Intro rate until 30 Sept 2026 15%All-inclusive: marketing and referencing, tenancy admin and contracts, gas/EPC/electrical certificates, inventories and inspections, notices, deposit and dispute handling — plus a handyman service: free for the first hour, then charged at £30/hr reduced labour cost only, parts & materials extra. No hidden fees.
| Service | Let Only 8.4% | Let & Rent Collection 10.8% | Let & Management 13.2% | 360 Management 15% |
|---|---|---|---|---|
| Online marketing — Rightmove, Zoopla, OnTheMarket | Included | Included | Included | Included |
| To Let board | Included | Included | Included | Included |
| Professional photography & floor plan | Included | Included | Included | Included |
| Accompanied viewings | Included | Included | Included | Included |
| Monthly / annual statements | Included | Included | Included | Included |
| Utility transfer | £78 | £78 | Included | Included |
| Tenant referencing & checks | £60 / tenant | £60 / tenant | Included | Included |
| Tenancy agreement & e-signatures | £180 | £180 | Included | Included |
| Smoke alarm check | £78 | £78 | Included | Included |
| Bi-annual inspections | £94.80 | £94.80 | Included | Included |
| Energy Performance Certificate | £94.80 | £94.80 | £94.80 | Included |
| Annual gas safety check | £94.80 | £94.80 | £94.80 | Included |
| Annual boiler service | £94.80 | £94.80 | £94.80 | Included |
| Inventory & check-in | from £234 | from £234 | from £234 | Included |
| End-of-tenancy checkout | £150 | £150 | £150 | Included |
| Deposit registration (DPS) | £78 | £60 | £30 | Included |
| Deposit dispute management | £420 | £300 | £180 | Included |
| Additional visits | £78 | £78 | £36 | Included |
| Notice serving & possession paperwork (Section 8 grounds) | £78 | £78 | £78 | Included |
| Handyman Service | £90 / hr | £90 / hr | £45 / hr | Free with 360* |
*Handyman service is free for the first hour, then charged at £30/hr reduced labour cost only, parts & materials extra.
All prices shown include VAT at 20%. The 360 Management rate of 15% (incl. VAT) is an introductory offer available until 30 September 2026. We advertise no upfront costs for landlords — commission is charged only once your property is let. Rates occasionally change; confirm on our price list page or call 020 8946 7171 before instructing us. Landlord's 2026 compliance checklistMissed certificates and paperwork now carry real consequences: they can block possession claims and expose you to penalties of up to £40,000. Our checklist covers the essentials every South West London landlord must keep current.
Let Property People handle it — call 020 8946 7171
Preparing your propertyThe condition of your property sets the tone for everything that follows. A well-presented home attracts tenants who care for it, helps you let faster (fewer void periods) and supports the asking rent. Before the photography session, our advice:
From Tooting Broadway to Putney, Wimbledon, Earlsfield and Barnes — here's what local landlords say about letting with Property People.
★★★★★"Problem-free letting with Property People! Continuous lets, happy tenants, no hassle and all at a very competitive rate."Anne-Sophie Julienne · Fulham, SW6 ★★★★★
"Property People marketed my property and found new professional tenants with no void periods — excellent team."Casey Pointing · Colliers Wood, SW19 ★★★★★
"I would recommend this company to anyone. I have used them continually for the last three years and their standards are still the best."Landlord · Tooting, SW17 ★★★★★
"Would highly recommend this agency. Fast responses and always happy to help."Scarlet · Southfields, SW18 ★★★★★
"They have always handled everything perfectly and have made my property rental hassle-free at good value. I would highly recommend them."Landlord · overseas owner ★★★★★
"Independent, honest and reasonable — a real rarity for a London letting agent. Rent lands on time and we hear about issues before they become problems."Portfolio landlord · Balham Glossary
The language of the private rented sector, made simple — updated for the Renters' Rights Act 2025.
Assured Periodic Tenancy New default tenancyFrom 1 May 2026 all new and existing tenancies are periodic — no fixed term. Tenants can leave with two months' notice; landlords can only end it via a valid Section 8 ground. Section 8 (possession) Grounds-based possessionThe only route to possession under the Renters' Rights Act. Grounds include serious rent arrears (usually three months, four weeks' notice), the landlord selling, moving in, or anti-social behaviour. Section 13 rent increase Once-a-year rent riseThe only lawful way to raise rent: a written notice served at least two months before it takes effect, no more than once every twelve months. Tenants can challenge it at the First-tier Tribunal. Holding & security deposit Deposit capsHolding deposit capped at one week's rent; security deposit capped at five weeks' rent (six weeks if the annual rent is £50,000 or more). The security deposit must be protected in a government-approved scheme within 30 days. DPS (Deposit Protection Service) Protection schemeThe government-approved deposit scheme Property People use for every let. Deposits are registered within 30 days, and the prescribed information is given to the tenant. Gas Safety Record (CP12) Annual gas checkThe certificate a Gas Safe registered engineer issues after checking every gas appliance and flue in the property. Must be renewed every 12 months and given to the tenant before move-in. EICR Electrical Installation Condition ReportAn assessment of the property's fixed electrical installation by a qualified electrician — legally required at least every five years and before each new tenancy. EPC & MEES Energy efficiencyAn Energy Performance Certificate at band E or above is currently the legal minimum (Minimum Energy Efficiency Standards). The minimum is confirmed to rise to band C by 1 October 2030 (£10,000 cost cap per property); new-style EPCs launch from October 2026. Right to Rent Immigration checkThe Home Office check every landlord (or their agent) must carry out on every adult tenant before they move in. Property People handle this on your behalf on our Management services. PRS Database Landlord registerThe new government database of private rented sector properties, rolling out regionally from 15 December 2026. Registration is mandatory — £65 per property per year, fines up to £7,000 for not registering. PRS Landlord Ombudsman Dispute resolutionAn independent ombudsman for private landlord/tenant disputes; membership becomes mandatory in 2028. HMO House in Multiple OccupationA property let to five or more people forming two or more households, sharing kitchen or bathroom facilities — requires a mandatory HMO licence, plus any additional local authority scheme. Inventory & check-in Condition recordA dated photographic record of the property's condition and contents at move-in, signed by the tenant. It is the evidence a deposit dispute is decided on — always worth commissioning. Landlord FAQThe questions we're asked most often at the Tooting High Street office.
What does it cost to let with Property People? All figures include VAT at 20%. Let Only 8.4%, Let & Rent Collection 10.8%, Let & Management 13.2%, and 360 Management 15% — one all-inclusive fee with certificates, inventories, notices and handyman labour bundled. The 15% rate is an introductory offer available until 30 September 2026. No upfront costs on any service: commission is only charged once your property is let. Is Section 21 still available in 2026? No. Section 21 "no fault" evictions were abolished on 1 May 2026 under the Renters' Rights Act 2025. Landlords must now use Section 8 with a statutory possession ground. Since 1 August 2026, old Section 21 or Section 8 notices served before the Act can no longer be relied on in possession claims. Can I increase the rent during a tenancy? Yes, but only once every twelve months, via a written Section 13 notice served at least two months before the increase takes effect. Tenants can challenge the increase at the First-tier Tribunal, which sets the rent at market rate if the proposed rise is above it. Can I refuse tenants with pets, children or on benefits? Pet requests must be considered within 28 days and can only be refused with valid reasons (you may still require a pet damage clause). Refusing tenants because they have children or receive benefits — including via advertising or referencing — is illegal since 1 May 2026. What is the maximum deposit I can take? Holding deposit: one week's rent. Security deposit: five weeks' rent for tenancies where the annual rent is under £50,000 (six weeks if £50,000+). The security deposit must be registered with a government-approved scheme (Property People use the DPS) within 30 days, with the prescribed information given to the tenant. Deposit rules are unchanged under the Renters' Rights Act. What safety certificates do I need? A Gas Safety Record (CP12) renewed annually; an EICR at least every five years and before each new tenancy; an EPC at band E or above today, rising to band C by 1 October 2030; smoke alarms on every floor; and carbon monoxide alarms in rooms with combustion appliances (required since October 2022). Do I have to join the PRS Database? Yes. The Private Rented Sector Database rolls out regionally from 15 December 2026 and registration is mandatory for all private landlords — £65 per property per year, with fines up to £7,000 for non-registration. Landlords register property, contact and safety information (gas, EICR, EPC). Bidding wars — can I ask for the highest offer? No. Rental bidding is banned from 1 May 2026. You must advertise a set rent and cannot invite or accept offers above it. You also cannot ask for more than one month's rent in advance, and none before the tenancy is signed. How long does it take to find a tenant? In a well-priced, well-presented South West London property, we typically agree a tenant within one to three weeks of first marketing. Poor presentation or an over-optimistic asking rent extends this — our valuers give you a realistic figure at the start. Start todayBook a free rental valuation and we'll give you an honest figure, walk you through the Renters' Rights Act compliance essentials, and explain our fees. No push, no jargon, no upfront costs.
Call 020 8946 7171 now Free valuation Email info@property-people.co.uk