Property management in London

What full management covers

• Photographs, floorplan, EPC and the licence number on the listing where a scheme applies, on Rightmove, Zoopla and OnTheMarket, with viewings by Ina, our London Local Partner.
• Referencing through a specialist referencing provider, a Right to Rent check on each adult occupier, and the agreement and written statement of terms served before the tenancy is agreed.
• A clear asking rent, no bidding above it, and no more than one month's rent in advance, as the Renters' Rights Act requires.
• Deposit protected within 30 days and capped at five weeks' rent (six weeks where the annual rent is £50,000 or more); holding deposit held to one week.
• Rent collection, arrears chasing and a repairs desk answered 24 hours a day.
• Quarterly inspections by Ina, with a written report and photographs.
• The borough licence application where your address needs one, and every certificate and expiry on the compliance calendar.
• An annual rent review and a year-end statement.

The cap, flat by flat

At the ONS London average of £2,332 a month a 12% fee would be £280; we charge £150. One borough's figures, Southwark's, show it: the ONS average there was £2,474 in August 2026, up 5.4% on the year, which would cost £297 a month at 12%. We charge £150. That is £147 a month and £1,764 a year kept, and more again against an agent adding VAT.

The cap starts at £1,250 a month, so from Hackney to Harrow it applies to almost every property we take on. Set-up is £295, waived when you switch an existing tenancy to us. Tenant Find alone is £495, no let no fee, and includes marketing, viewings, referencing, Right to Rent, the agreement, the written statement, deposit registration and the inventory. The rent guarantee add-on is £25 a month on top of the management fee.

The Renters' Rights Act in a London letting

Since 1 May 2026 every tenancy is periodic and section 21 has gone. The parts London landlords ask about most are the ones aimed at a competitive market: a stated asking rent with no offers above it, no more than one month's rent in advance, and a reply within 28 days to any pet request, refused only on reasonable grounds. The Act lets councils fine a breach up to £7,000, and up to £40,000 for an offence, which includes repeated or continuing breaches of the tenancy rules.

Rent rises go by Section 13 notice, once in 12 months, with two months' notice; a tenant can challenge at the tribunal, which can lower the rent but not raise it. A written statement of terms is required before the tenancy starts. The private rented sector database opens region by region from 15 December 2026; London's window opens on 15 July 2027, with registration due by 14 October 2027. We prepare everything the registration asks for and walk you through it; the entry is made in your name. If you need the flat back to live in or to sell, Grounds 1 and 1A need four months' notice and cannot take effect in the first 12 months of the tenancy.

Switching a tenanted London flat

Many London agents charge a percentage plus VAT with a 12-month agreement. When yours ends, or sooner if the agreement allows, we take the property over without the tenant moving: notice to the agent, transfer of the deposit and file, a check of the certificates and written statement against the Act and the borough's licensing map, and a visit from Ina so the tenant meets a face. Anything missing is reported before we start, and the £295 set-up fee is waived.

Next step: the free rent review

Send the address through the free rent review. Within one working day you have a realistic rent for your street, the borough licence position for the flat, and a written comparison of £150 a month against your current fee, with and without the VAT your agent may be adding. Nothing is listed until the licence position is on file, and Ina can meet you at the property anywhere in Greater London.