The Renters' Rights Act is changing the landscape for landlords across England. Here is what you need to know and why professional management has never been more valuable.

The property management sector is entering a period of significant change. The Renters' Rights Bill has now received Royal Assent and become law, though the implementation date has not yet been confirmed. When that date is announced, changes will take effect immediately with no gradual transition period. Many landlords are understandably concerned about what these changes mean for their portfolios.

Some are considering selling. Others are wondering whether they can continue managing properties themselves. A growing number are realising that professional property management is not just helpful anymore, it is essential.

After over 17 years of managing properties in Havering, we have navigated numerous legislative changes. The current situation reminds us of previous periods of regulatory upheaval. The landlords who succeed are those who adapt early and work with professionals who understand compliance.

The compliance challenge

Legislation governing rental properties has become increasingly complex. Gas safety certificates, electrical installation condition reports, EPC ratings, licensing requirements, deposit protection schemes and now the Renters' Rights Act all demand careful attention.

Missing a single compliance requirement can result in hefty penalties. More importantly, non-compliance can affect your ability to take action when problems arise with tenants.

Professional property management means systematic tracking of all compliance requirements. Every property should have a compliance calendar monitoring certificate renewals and inspection deadlines. This is not reactive crisis management when deadlines have passed. It is proactive planning that keeps landlords protected.

What professional management actually involves

A common myth exists that property management simply means collecting rent and forwarding it to landlords. This misunderstanding often leads landlords to select agents based purely on price, or to attempt self-management without full appreciation of what is involved. Professional property management encompasses far more than rent collection.

Regular property inspections identify maintenance issues before they become expensive problems. They verify that tenancy terms are being met and that properties remain in good condition. Every inspection should generate a detailed report with photographs and maintenance recommendations.

Compliance management tracks all certificates and ensures renewals happen in advance of expiry dates. Gas safety certificates, electrical reports, EPCs and licensing requirements all need monitoring across every property in a portfolio.

Maintenance coordination involves more than just arranging repairs. It means ensuring critical safety equipment like smoke alarms and carbon monoxide detectors are all in good working order. During property inspections, we regularly find batteries removed from smoke alarms because the low battery alert was annoying or detectors that were covered with plastic bags during decorating have never been uncovered. This is dangerous and illegal.

Professional tenant management requires balancing tenant welfare with landlord protection. When tenants face temporary financial difficulties, the response needs to be proportionate and strategic. Good tenants sometimes encounter problems through no fault of their own. Working through short-term issues often costs less than losing a reliable tenant and facing void periods.

Comprehensive record-keeping documents every communication, issue and resolution. When disputes arise, these records provide essential protection for landlords.

The hidden costs of inadequate systems

Many landlords underestimate the complexity involved in professional property management. Without proper systems in place, critical requirements can be missed.

When properties transfer to professional management, we sometimes discover compliance gaps: gas safety certificates that have expired, electrical reports requiring renewal, incomplete inspection records and deposit protection issues that need addressing.

Professional property management means having systems that prevent these gaps from occurring in the first place.

Void periods represent a significant cost consideration. A property empty for four weeks loses more than one month's rent. It loses the rental income itself, ongoing mortgage payments, insurance and utility costs, council tax often charged at full rate for empty properties, marketing costs to find new tenants and potential wear and tear from being unoccupied.

Professional management minimises void periods through realistic pricing from the start, marketing before current tenants leave, maintaining properties in excellent condition, having an active database of prospective tenants and processing applications quickly and efficiently.

The value of local expertise

Havering is not one market. It is multiple markets depending on the location, property type and tenant demographics. After over 17 years of operating in Havering, we understand these distinctions intimately.

Different areas attract different tenants. What works in one postcode may not work two miles away. Rental demand fluctuates seasonally. Transport links influence rental values. School catchment areas impact family rentals.

This knowledge comes from having a sustained presence in one location. Our directors have lived in Havering for over 35 years combined. They know the area as residents, not just as business owners.

When we price a rental property, recommend improvements or advise on tenant selection, that guidance is informed by genuine local expertise built from working in one location consistently.

Emergency response and decision-making

Emergencies test how property management actually works in practice.

Consider this scenario: a tenant reports a boiler breakdown with cold weather forecast for the weekend. How should this be handled?

Professional management means having systems in place to respond immediately. We contact our registered Gas Safe engineer to check availability. If they can attend that day, we arrange it. If not, we source an alternative qualified engineer through our network of trusted local contractors.

Critically, we have the authority to commission emergency repairs without waiting for landlord approval when safety or habitability is at risk. We operate with common sense. A boiler breakdown in cold weather requires immediate action, not a Monday morning discussion.

This is what family-run businesses offer. Decisions made by people who care about outcomes, not scripts dictating what responses are permitted.

The rising compliance bar

The Renters' Rights Act has now received Royal Assent and become law. While the implementation date has not yet been confirmed, one fact remains constant: professional landlords who prioritise compliance have nothing to fear.

When the implementation date is announced, changes will take effect immediately with no gradual build-up. This makes preparation essential.

Compliance standards are rising, not falling. We expect stronger enforcement of existing regulations, higher penalties for non-compliance, more tenant protections requiring documented processes and increased scrutiny of agent practices.

At GBP Estates, we welcome higher standards. They protect professional landlords and remove operators who give the sector a poor reputation.

We attend regular training on legislative changes through our membership of ARLA (Propertymark). We implement changes early, not at the last minute. We communicate updates clearly in plain language. We maintain systems that make compliance straightforward, not burdensome.

Over 17 years, we have navigated numerous legislative changes. This is simply part of professional property management. Landlords who work with experienced, compliant agents have nothing to fear from higher standards.

The choice facing landlords

The current regulatory environment is forcing landlords to make a choice.

Continue managing properties themselves, accepting the risks that come with inadequate systems and knowledge. Or work with professional property managers who treat compliance as standard practice and protect investments properly.

Professional management costs more than basic rent collection. But it delivers results: consistently low eviction rates and rent arrears, reduced void periods, systematic compliance that protects against penalties and peace of mind that properties are managed correctly.

The choice determines whether landlords succeed or struggle in the increasingly regulated rental sector.

What to look for in professional management

Not all property management companies operate to the same standards. When evaluating management services, landlords should consider several factors.

Accessibility and communication. Can you reach someone quickly when urgent situations arise? Do you speak to people who know you and your properties? Or do you navigate automated menus and call centres?

Compliance expertise. Does the company demonstrate a genuine understanding of legislative requirements? Do they attend regular training? Are they members of recognised professional bodies?

Local knowledge. How long has the company operated in the area? Do they understand local market conditions, tenant demographics and seasonal patterns?

Systems and processes. What technology do they use? How do they track compliance requirements? What record-keeping systems protect landlords?

Authority and decision-making. Can they commission emergency repairs without delay? Are directors involved in the business? Or do staff follow rigid scripts that prevent sensible judgements?

Results. What evidence can they provide of low eviction rates, minimal rent arrears and short void periods?

Moving forward with confidence

The property management sector needs higher standards. Professional landlords should welcome this development because it differentiates quality management from operators who view regulations as inconvenient barriers.

If you are concerned about the new Renters' Rights Act and whether your current management arrangements will adapt effectively, now is the time to review your situation.

Professional property management provides certainty during regulatory change. It protects your investment through systematic compliance, expert tenant management and efficient operations that maximise rental income sustainably.

The rental sector is evolving. Landlords who work with professional managers will navigate these changes successfully. Those who continue cutting corners will find the environment increasingly challenging.

At GBP Estates, we have managed properties compliantly for over 17 years in Havering. Legislative changes do not frighten us because we have always operated to high standards. We are ready for what comes next.

The question is: are you?

 

About GBP Estates

GBP Estates is an independent, family-run property management company based in Romford town centre. Founded in January 2009, we specialise in professional property management for landlords in Havering and the surrounding area. Our focus is on compliance, personal service and delivering consistently strong results for landlords who value quality management.

To discuss how professional property management can protect and enhance your investment, contact us on 01708 504455 or email info@gbpestates.co.uk.