Propertymark has outlined a number of important considerations for the implementation of the Renters’ Rights Act 2025 in its formal response to the London Assembly Housing Committee Call for Evidence on how the new law will operate in the capital.
While supporting the ambition to raise standards and strengthen security for tenants, Propertymark is encouraging the London Assembly, the Greater London Authority and borough councils to take full account of the capital’s unique housing landscape to ensure the reforms operate effectively and sustainably.
Recognising London’s distinct rental market
London’s private rented sector (PRS) operates at a scale and complexity unlike anywhere else in England. Propertymark members, who manage hundreds of thousands of tenancies across the capital, report that supply remains below pre-pandemic levels, while demand continues to be strong.
The organisation stresses that careful implementation, clear guidance and consistent enforcement will be key to maintaining stability in the market during the transition to the new framework.
Nathan Emerson, CEO of Propertymark, said:
“We support measures to improve standards and provide greater security for renters. However, London’s rental market has distinct characteristics that require careful consideration. Higher demand, significant student populations, longer court timelines and existing licensing schemes mean implementation in the capital will present specific challenges.
“Our focus is on working constructively with policymakers to ensure the Renters’ Rights Act is delivered in a way that protects tenants, supports responsible landlords and maintains much-needed rental supply.”
Key considerations for London
1. Court capacity and possession timelines
With the removal of Section 21, possession claims will rely on Section 8 routes. London already experiences some of the longest average possession timelines in the country.
Propertymark is encouraging coordinated work with the Ministry of Justice and local courts to ensure sufficient capacity and resources are in place so that cases can be handled efficiently and fairly for both tenants and landlords.
2. Student housing dynamics
London is home to more than 400,000 university students. While new Ground 4A provides a route for regaining possession in Houses in Multiple Occupation (HMOs), smaller student properties fall outside this provision.
Propertymark highlights the importance of monitoring how the reforms interact with London’s academic calendar and student housing cycles, particularly given the capital’s large international student population.
3. Overseas landlord engagement
A significant proportion of London landlords are based overseas and rely on professional managing agents. The introduction of the PRS Database and mandatory Landlord Ombudsman membership will require clear communication, practical guidance and accessible systems to support compliance.
Propertymark is calling for early engagement and streamlined processes to ensure smooth registration and ongoing participation.
4. Enforcement consistency across boroughs
London’s 32 boroughs already operate a range of licensing schemes and enforcement approaches. Propertymark recommends:
- A London-wide framework or shared guidance to promote consistency
- An education-led approach for compliant landlords and agents
- Targeted enforcement against rogue operators
- Collaboration with professional bodies to raise standards
Given existing resource pressures within local authorities, coordinated planning will be essential to ensure effective implementation.
Working collaboratively
Propertymark is urging the Greater London Authority and London Councils to:
- Develop a consistent compliance approach across boroughs
- Support professional qualification and standards for letting agents
- Provide updated homelessness guidance following the removal of Section 21
- Closely monitor PRS supply, court performance and rental trends as the reforms bed in
The organisation also recommends that policymakers closely assess the early impact of the legislation in London before considering any additional tenancy or rent control reforms.
“London’s rental market is complex and fast-moving,” Emerson added. “By recognising the capital’s specific pressures and planning accordingly, policymakers can help ensure the reforms deliver improved standards and security without unintended disruption. We stand ready to work with the London Assembly and boroughs to support a smooth and balanced transition.”
Propertymark’s full written evidence can be read here: Implementing and monitoring the Renters’ Rights Act in London | London City Hall
