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A summary of current trending topics in London Property Management – what’s happening now, and what’s on the horizon.

Whether you’re an independent landlord looking for a property management agency or an existing block leaseholder looking to change agency, here’s some things to mull over as you drink your morning coffee.

Renters Rights Act (RRA) – The most obvious event in the property rental calendar this year was the implementation of Phase 2 of the RRA, effective 1st Mary 2026. The full impact of this is still being felt across the UK as the new rules and regulations are pressed into action.Overall, it represents good news for tenants, though some still struggle to get to grips with the idea of the abolition of fixed term contracts. Fixed-term Assured Shorthold Tenancies (ASTs) have now been replaced with Assured Periodic Tenancies (APTs). So, it’s no longer possible to have a minimum or fixed term on an assured tenancy, even if the written agreement still says otherwise.

With the enactment of the Bill, all tenancies automatically rolled over onto a periodic basis. For tenants, this means no more being locked into 12 months minimum, and no more panicking about what happens when a fixed term ends, because there is no end date anymore!

For Landlords, it poses more of a challenge to assimilate, but on the positive side it provides a clearer and more transparent legal framework within which to operate. For example, while Section 21 evictions have now been abolished, the Section 8 process has been redefined, giving landlords comprehensive legal routes to regain possession of a property if the tenant is in breach of contract, if they wish to sell up or move back in.

“The average London rent hit £2,294 in May 2026 – a 2% increase year-on-year, and 65.9% more expensive than the UK average of £1,383.

Rental prices – Despite this rather daunting figure, the numbers are heavily influenced by the steep cost of rental in premium areas such as Kensington and Chelsea or Marylebone and Mayfair (up to £4K p/m). At the other end of the scale, affordable rooms in the outer zones are closer to £650 p/m.

The overall mood is one of stabilisation as compared with previous year’s rent pressure. While rents may be higher than the rest of the UK, they are growing more slowly thanks to the RRA which states that Landlords can only increase rent once every 12 months using the Section 13 process. They must give at least 2 months’ notice and tenants are at liberty to challenge a proposed rent increase that is above the market rent.

Register your rental property – The Private Rented Sector (PRS) database now retitled ‘Register your rental property’ is being introduced as part of the Renter’s Right Act Phase 2. Following successful beta testing with real landlords and properties registration is expected to roll out in phases from late 2026 with nationwide coverage achieved by 2027.
It will be mandatory for all landlords.

The aim is to create a central publicly searchable record of every private landlord and rental property in England, issuing each landlord with a Landlord Registration Number and each property with a Property Registration Number, both of which must appear on any advert or listing once fully in force. Surely a good thing which could bring about the demise of slumlords once and for all.

An unregistered landlord will be unable to obtain a Section 8 possession order, have their property advertised by an agent or portal, or renew an HMO licence, making registration essential for lawful letting. Non-compliant landlords will face financial penalties of up to £7,000 for a first breach, rising to £40,000 for repeated violations.

Sustainability and Energy Efficiency – Buildings account for around 20% of total UK carbon emissions, due largely to the heating of ‘non-airtight’ traditionally built homes. Meanwhile, the UK has a target to achieve Net Zero greenhouse gas emissions by 2050. Historically, the private rented sector contained the highest proportion of energy-inefficient properties (EPC bands F and G), which is clearly a problem. This situation has evolved because Landlords (who do not live in the homes) have little incentive to tackle energy inefficiency as they aren’t directly paying the heating bills, and besides, work to improve energy efficiency can be costly.
The Minimum Energy Efficiency Standards (MEES) demands that all privately rented homes must reach EPC Band C by 1 October 2030.

This policy effectively forces Landlords to address the issue, though an improvement cost cap is expected to be set at £10,000 per property. If a property cannot reach Band C despite spending up to this cap, the landlord can apply for a high-cost exemption, so there is some saving grace for people trying to balance already tight budgets.

Other areas to keep in mind include:

Compliance – it is more important than ever before to manage and document matters of compliance. Don’t overlook essential paperwork to ensure fire, health & safety guidelines are met in all your rental properties.

The Decent Homes Standard (DHS) – This new legislation is directed at poor quality, badly maintained property that pose potential health hazards with particular focus on eliminating damp, mould, and excess cold.

Watch out for local licencing – Licencing can vary between Local Authorities and London Boroughs, so do your homework. As an example, HMO licencing is mandatory and applies nationwide for properties rented to 5 or more people from 2 or more households. But other discretionary licences may apply.

‘Rights to Rent’ Checks – Did you know that you have an obligation under the Immigration Act to verify that every adult occupant (aged 18+) has the legal right to reside in the UK before starting a tenancy?

Air BNB plans? – Be aware of London short-term letting caps. Greater London strictly enforces a 90-night limit per calendar year for short-term/holiday lets without planning permission.

Too much to take on board?

If you’re finding managing your property portfolio a handful, especially in the light of all the new legislation, then speak to our team here at MIH. It is highly possible that in the long term we can save you time, money and a great deal of stress.

We have the knowledge, the experience and good ideas about how to better manage your properties to ensure that they are safe, compliant and up to speed with all of the above points.