Why Wandsworth landlords are switching to full property management
For Wandsworth landlords, full property management is increasingly about staying on top of a more complex regulatory environment as well as saving time. Since 1 May 2026, the Renters’ Rights Act 2025 has abolished Section 21 for private rented tenancies in England, replaced fixed-term assured tenancies with assured periodic tenancies and introduced a revised statutory rent-increase process.
Wandsworth has also expanded selective licensing, while updated Housing Health and Safety Rating System guidance came into effect in June 2026. At the same time, the average private rent in Wandsworth reached £2,611 per month in June 2026, according to the ONS.
Lets Find A Home's full management service is currently advertised at 13%, with no VAT added to the agency fee. At an illustrative rent of £2,611, 13% is approximately £339 per month.
What changed in 2026?
| Change | Date | What landlords need to know |
|---|---|---|
| Section 21 abolished | 1 May 2026 | Possession now requires an applicable statutory ground |
| Existing ASTs became periodic | 1 May 2026 | Most assured private tenancies no longer operate as fixed terms |
| New rent-increase process | 1 May 2026 | Form 4A, at least two months' notice and normally one increase per year |
| Final deadline for old possession claims | 31 July 2026 | Proceedings based on pre-1 May Section 21 or Section 8 notices had to be started by this date |
| Updated HHSRS guidance | 23 June 2026 | The revised system covers 21 housing hazards |
| Selective licensing expanded | 1 April 2026 | East Putney, West Putney and Northcote joined the scheme |
The Government confirms that landlords can no longer use Section 21 and must rely on an appropriate possession ground. Pre-1 May notices could only support new possession proceedings if the application was made by 31 July 2026.
For more detail, read the Section 21 deadline and what to do next and the new HHSRS obligations.
Why self-management needs more attention
Self-management remains possible, but landlords need reliable systems for rent collection, repairs, inspections, deposit compliance, notices and record keeping. Errors in statutory procedures can delay possession or prevent a rent increase from taking effect as intended.
Our guide to why self managing often costs more than you think covers the practical workload involved.
Selective licensing has expanded
From 1 April 2026, qualifying privately rented properties in East Putney, West Putney and Northcote require selective licences unless an exemption applies. The designation runs until 31 March 2031. Wandsworth Council's early-bird discount for this phase is available until 1 October 2026.
Landlords should check the Putney and Northcote licensing requirements before assuming their property is outside the scheme.
Voids matter as much as management fees
An empty property can mean lost rent alongside council tax, utilities, insurance and maintenance costs. Read more about the hidden costs of an empty property.
Understanding what Wandsworth tenants want right now and the Q3 rental market update can also help landlords reduce avoidable gaps between tenancies.
Frequently asked questions
How much does full property management cost?
Fees vary between agents. Lets Find A Home currently advertises its full management service at 13%, with no VAT currently added.
What does full property management include?
The full management service can include rent collection, tenant communication, inspections, maintenance coordination and ongoing tenancy support.
Can I switch managing agents during a tenancy?
Usually, subject to the terms and notice requirements in your existing agency agreement. Review the contract before instructing a replacement.
Do all Wandsworth landlords need selective licences?
No. Licensing depends on the property type and location. Landlords should check the council's current licensing requirements and exemptions.
Lets Find A Home has served Wandsworth landlords and property owners since 2004 and states that its service is backed by over 28 years of landlord experience.
Explore its landlord services or visit Lets Find A Home. You can also browse properties for sale in south west London, buyer guidance, commercial property for sale and commercial units to let, or call 020 8870 5800.
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