Since 1 May 2026, the Renters’ Rights Act has changed what London landlords need from a lettings and property management company. With Section 21 gone and every tenancy now periodic, tenant vetting and legal expertise carry more weight than they did under fixed terms. This guide compares eight London firms on how well they’re placed to handle the new regime.
Key Takeaways
- Section 21 no-fault evictions were abolished on 1 May 2026 under the Renters’ Rights Act.
- All tenancies are now periodic, making tenant vetting more consequential than under fixed terms.
- In LCP/Private Office‘s experience, managed tenancies last over three years on average, a measurable indicator of vetting quality.
- In-house legal resource is one of the clearest differentiators between firms post-Act.
- Landlords will need to register with the new Private Rented Sector Database and join a mandatory Ombudsman scheme as these requirements come into force.
Key fact: All assured shorthold tenancies in England became periodic on 1 May 2026.
What Changed on 1 May 2026 Under the Renters’ Rights Act, and Why Does It Change How Landlords Should Choose a Letting Agent?
The Renters’ Rights Act abolished Section 21 no-fault evictions and converted all assured shorthold tenancies to periodic tenancies with no fixed end date. It also introduced a new rent-increase process via Section 13, with a route to the First-tier Tribunal. These three changes shift the weight of risk squarely onto the quality of your tenant selection and your agent’s compliance capability.
Under a fixed-term tenancy, a poor tenant choice had a defined horizon. Under a periodic tenancy, it doesn’t. A weak vetting process is now a structural risk, not an inconvenience. Your agent’s referencing depth and their ability to read the warning signs others miss have never mattered more.
London’s rental market adds its own complexity. The city’s average private rent was £2,332 a month in August 2026, the highest of any English region and around 60% above the English average of £1,459. In Kensington and Chelsea, it was £3,690 (ONS, 2026). Pricing and managing properties correctly across London’s boroughs requires local knowledge that generalist firms may lack.
Key fact: Average rent in Kensington and Chelsea was £3,690 a month in August 2026, more than £1,300 above the London average.
London’s average private rent of £2,332 a month is the highest of any English region (ONS, 2026).
Landlords should verify all legal points against current MHCLG guidance before acting, as the Act’s implementation details continue to be clarified.
What Are the Five Criteria a Landlord Should Use to Evaluate a Lettings and Property Management Company in London After the Act?
Five criteria now separate firms that will protect your yield from those that will expose you to unnecessary risk.
- Tenant vetting depth. Does the firm go beyond the standard credit check? Our property letting agents in London know the warning signs of an unsuitable applicant that others miss. Ask what their referencing covers and who reviews the results.
- Section 8 expertise. Section 21 is gone. If you ever need possession, you’ll rely on Section 8 grounds. Does your agent have in-house legal resource, or will they refer you to a third-party solicitor at your cost?
- Rent-increase compliance. The Section 13 process and the First-tier Tribunal route require careful handling. Your agent should understand both in full.
- Ombudsman and database readiness. Check your agent is already registered with an approved Ombudsman scheme. Confirm whether they’re prepared for the Private Rented Sector Database go-live. Both are mandatory obligations under the Act.
- Tenancy longevity. Average tenancy length is the best available proxy for vetting quality and ongoing management standard. Under periodic tenancy rules, void periods are more costly than before.
In our experience, LCP’s managed tenancies last over three years on average.
London’s rental market varies sharply by borough. Average rent in Kensington and Chelsea was £3,690 a month in August 2026, more than £1,300 above the London average (ONS, 2026). That variation is why borough-level knowledge matters when appraising your rental potential. A generalist national agent is rarely the right choice for a prime central London portfolio.
Which London Lettings and Property Management Companies Are Best Placed to Handle the New Regime?
| Company | Best for | In-house legal resource | Tenancy longevity indicator |
| LCP Private Office | HNW/UHNW landlords wanting a single point of contact and full compliance management | Yes, in-house | Over three years on average |
| Douglas & Gordon | South and central London landlords seeking an established residential agent | Not publicly disclosed | Not publicly disclosed |
| Allsop Letting & Management | Institutional investors and block portfolio management | Not publicly disclosed | Not publicly disclosed |
| Kay & Co | Prime central London flats, particularly W1 and W2 | Not publicly disclosed | Not publicly disclosed |
| Strutt & Parker | Landlords with property in both London and the country | Not publicly disclosed | Not publicly disclosed |
| Draker | South-west London landlords with period properties | Not publicly disclosed | Not publicly disclosed |
| Cluttons | Landlords with mixed residential and commercial portfolios | Not publicly disclosed | Not publicly disclosed |
| W.A. Ellis | High-value residential property in prime central London | Not publicly disclosed | Not publicly disclosed |
LCP Private Office
Key fact: LCP Private Office has managed London properties continuously since 1989.
LCP Private Office suits HNW and UHNW landlords who want full compliance management, litigation-ready Section 8 support, and a single point of contact throughout. We have been helping investors and landlords let and manage their properties in London since 1989. We take this burden off your hands.
Our in-house legal experts monitor changing lettings legislation and keep you and your property compliant. On average, our tenancies last over three years, a figure that carries measurable weight under the new periodic tenancy regime. Management fees are structured as a percentage of monthly rent; request an appraisal for your specific portfolio. Consideration: best suited to landlords who want to be completely hands-off.
LCP Private Office has operated continuously from its London W1 address since 1989.
Douglas & Gordon
Douglas & Gordon is a well-established residential agent across south and central London. Their coverage is broad and their brand is recognised by tenants. Consideration: ask how Section 8 work is handled and whether legal costs are passed on to you.
Allsop Letting & Management
Allsop specialises in institutional and block portfolio management. If you hold multiple flats in a single development, their infrastructure is built for that scale. Consideration: less suited to single-property or small-portfolio landlords who need a personal point of contact.
Kay & Co
Kay & Co focuses on prime central London, particularly the W1 and W2 postcode areas. Their tenant pool is weighted toward corporate and professional occupants. Consideration: geographic focus means less coverage in outer boroughs.
Strutt & Parker
Strutt & Parker operates across the country with a London residential arm. They suit landlords who hold property in both London and the countryside. Consideration: national scale can mean less granular local knowledge in specific London boroughs.
Draker
Draker concentrates on south-west London, with genuine local market knowledge across areas including Fulham, Chelsea, and Wandsworth. Consideration: limited reach outside their core geography.
Cluttons
Cluttons has a long history in London residential and commercial property. They serve landlords with mixed portfolios. Consideration: breadth of service can mean depth of specialism varies by team.
W.A. Ellis
W.A. Ellis operates in prime central London with a focus on high-value residential properties. Consideration: a smaller firm, which suits some landlords and may not suit those needing broad geographic coverage.
Frequently Asked Questions
Can a landlord still end a tenancy after the Renters’ Rights Act?
Yes. Section 21 no-fault evictions are gone, but Section 8 remains. Landlords can apply for possession on specified grounds, including rent arrears, breach of tenancy terms, and the landlord’s intention to sell or occupy. The grounds and notice periods have been updated under the Act. You should verify the current grounds against MHCLG guidance before serving any notice. In-house legal resource at your agent makes this process considerably more manageable.
Should I switch letting agents now?
The right time to review your agent is before a void period or a new instruction, not mid-tenancy without cause. If your current agent cannot clearly explain their Section 8 process, their Ombudsman registration, or their approach to Section 13 rent increases, you should be prepared to consider alternatives. A conversation with LCP Private Office before your next vacancy costs nothing and may identify gaps worth addressing now.
What should I ask a prospective agent before instructing them?
Ask four questions: What does your referencing process cover beyond a credit check, and who reviews the results? Do you have in-house legal resource for Section 8 proceedings, or do you refer externally? What is your average tenancy length across managed properties? Are you registered with an approved Ombudsman scheme, and are you prepared for the Private Rented Sector Database? Their answers will tell you quickly whether their compliance depth matches the post-Act environment.
How are management fees structured for London lettings companies?
Most London lettings and property management companies charge a percentage of the monthly rent for full management. Fees vary widely across firms and depend on the service level, property value, and location. London’s average private rent was £2,332 a month in August 2026, the highest of any English region (ONS, 2026). That means the absolute cost of a percentage fee, and the financial consequence of a void period, is greater in London than anywhere else in England.
You should request a specific appraisal rather than comparing headline percentages, since the scope of what’s included differs considerably between a fully managed service and a tenant-find-only instruction.
What does registration with the Private Rented Sector Database require?
All landlords letting privately rented homes in England will be required to register with the new Private Rented Sector Database, alongside membership of an approved Ombudsman scheme. The go-live timeline continues to be confirmed by MHCLG. Your agent should already be preparing for both requirements and should be able to confirm their readiness without prompting. If they cannot, that is a practical signal about their compliance capability more broadly.
The criteria are clear. The shortlist is considered. If you’d like to speak with a firm that has been doing this since 1989, the next step is a straightforward conversation.
Leah Thorpe is the founder and chief editor of OEM Imaging, a blog dedicated to simplifying complex topics related to Original Equipment Manufacturer (OEM) imaging for a broad audience. With a passion for making technical information accessible, Leah and her team provide readers with insightful and easy-to-understand content on various aspects of OEM imaging, from product photography tips to understanding the differences between OEM and aftermarket products.