London Rental Analysts · for landlords
One office, every cluster.
Renters' Rights Act 2025-ready since 1 May 2026. We work from one office two minutes from Stratford station, where the Elizabeth line, Jubilee, Central, Overground and DLR converge — within thirty minutes door-to-door of every major central London new-build cluster. The office was picked for the network, not for the postcode. A portfolio spread across Canary Wharf, Battersea, King's Cross, Elephant Park, Greenwich Peninsula, Wembley Park and the Olympic Park can be managed by one company, from one office, against one set of statements, one compliance regime, and one view of the portfolio. The borough-localised alternative typically requires four or five firms for the same coverage.
See for yourself. We publish where every home we manage is, and why every landlord should ask their agent for the same figures. The valuations behind it draw on the Four Week Rule, days-on-market, and how we engineer the August re-let cycle.
One service
We are a fully managed business. Since September 2026 we take one kind of instruction, because it is the only one on which we can deliver the standard our tenants expect. Three jobs, one team, one number.
Included every time a tenant moves out. There is no letting fee and no re-letting fee.
The 10% runs only in the months a tenant is paying — £0 during a void.
One point of accountability for you. For your tenants: one professional point of contact for everything.
Until September 2026 we published three tiers. We retired two of them, and it was not a pricing decision.
Let-only. Finding a tenant properly is most of the work — the pricing, the Marketing Engine, the viewings, the referencing, the tenancy, the move-in. Doing all of that for a one-off fee and then handing back the keys is not the business we want to be in: the tenancies we set up, we want to run for years. If let-only is what you need, plenty of local agents do it well.
Rent collection without management. On paper the landlord keeps the repairs. In practice that is where the tenancy goes wrong: repairs take longer, the standard our tenants expect slips, and the landlord ends up ringing us for guidance anyway. Everyone does more work for a worse result.
That is a legitimate way to run a flat. It just isn't the way we run one, and we would rather say so now than disappoint you later.
We consult you on what matters and collaborate on repairs when it counts. What we won't run is a service where every decision has to be re-justified — that friction is exactly what you are paying us to remove. One service, one fee, one point of accountability — and the same data, referencing and tenancy agreement on every instruction.
The fee
10%
inc VAT, of monthly rent, every month, for as long as we manage your property.
New landlords: three months’ free management — the welcome offer runs until 31 January 2027. The offer, the terms and how to claim it.
What it does not cover is itemised separately and only charged when used — the published table is below. Always quoted before any work proceeds.
We are only paid while you are. Every month your flat sits empty, we earn nothing — which is the strongest possible reason for us to fill it fast.
For a landlord whose tenant stays five years without a break, an agent who breaks every line out separately can still work out cheaper. We say so openly. But fixed terms ended on 1 May 2026, and every tenant can now leave on two months’ notice. From the second tenancy onward — and the third, and the fourth — our number does not move. Theirs does. The trade-off is simplicity, predictability and trust: one number, no surprises, and nothing to pay while your property is empty.
Outside the bundle
In line with the Tenant Fees Act 2019 TFA 2019 and the Renters' Rights Act 2025, certain inventory, compliance and one-off service fees fall outside the 10% management bundle and are charged separately — and only when used.
Harvey W James becomes your exclusive letting agent for the property.
Generally unavailable. We may consider it where comparable premium marketing is provided by the other agents.
The four weeks above is the sole-agency marketing commitment, and it applies before a tenant has been found. Once a tenancy is running and we are managing the property, three months’ written notice ends our management — one month if the property is empty. There is no minimum term, no exit fee, and nothing to pay for ending it.
| Report | Studio / 1 bed | 2 bed | 3 bed | 4 bed | When charged |
|---|---|---|---|---|---|
| Inventory & accompanied check-in condition report | £125 | £135 | £155 | £175 | At check-in |
| Check-out report | £108 | £118 | £138 | £155 | At checkout |
| Service | Charge | Notes |
|---|---|---|
| Mid-tenancy inspection report | £60 | On request only — booked when you ask for one |
| Vacant property inspection | £60 | While the property is empty |
| Legionella assessment | £108 | £48 when added to any inventory report |
| Cancellation / no-show within 24 hours | £15 / £50 | Property visit £15; all other jobs (excluding property visit) £50 |
| Service | Charge | Notes |
|---|---|---|
| New-build handover & key collection | £95 | Developer handover attended on your behalf |
| Sit & wait at property | from £39 | £39 for 30 mins, up to £133.20 for 5 hours |
| Serving notice (hand delivery) | £60 | Notice served by hand |
| Insurance-claims photography | £60 | Includes home-visit inspection |
| Key duplication | £18 | Plus the actual cutting cost |
| Key postal service | £18 | Flat rate |
| Key collection / drop-off | £18 | First hour; £9 per half-hour thereafter |
| Extra work by staff (“by time”) | £18 | First hour; £9 per half-hour thereafter |
| Property visit | £39 | For example during possession proceedings |
| Statutory declaration service | £95 | Solicitor witness fees included |
| Smoke alarm / carbon monoxide alarm (non-wired) | £20 / £25 | Each, fitted and tested; bulbs £10 plus the cost of the bulbs |
| Alternative accommodation (uninhabitable home) | £18 | Per hour of staff time, agreed with you first |
| Service | Charge | Notes |
|---|---|---|
| Service charge, ground rent, council tax & utility invoices | £10 | Per payment, administered on your behalf |
| Subletting registration form & payment service | £28 | One-off |
| Non-Resident Landlord Scheme | £125 | Per HMRC quarterly return, charged by us only while tax is being deducted because HMRC has not approved you to be paid gross — see Overseas Landlords |
| International transfer | £18 | Banking charge each time funds are sent |
| Selective or Additional licence application | £95 | Compliance check and 1-hour consultancy; Mandatory HMO licence on quote |
| Floor plan / consultancy | £50 / £100 | Floor plan £50; consultancy £100 per 60 minutes |
| Short-let fee | + 8% | Genuine holiday lets only (HA 1988 Sch 1 para 9), minimum two months’ fee; a short let that is the tenant’s home is charged at the standard 10% |
| Rent Guarantee & Eviction Cover | On request | Through Goodlord — see Rent Protection for the post-RRA cover architecture |
| Service | Charge | Notes |
|---|---|---|
| Deposit dispute | £54 | Up to 3 hours, then £18 per additional hour — see Deposit Returns |
| Rent-guarantee insurance claim handling | Included | No charge under Full Management |
| Witnessing in court | £120 | Per attendance |
| Supervision on protracted works | 10% | Only on coordinated works over £800 inc VAT — more than one trade, site supervision or a project over time. Never on routine maintenance, quick fixes, a single-item repair or like-for-like replacement whatever it costs, or works of £800 or less. Told before work starts; itemised on your statement. |
| Withdrawal from an agreed offer | £650 | If you retract instructions after agreeing an offer: the applicant’s reasonable costs, plus a £650 (inc VAT) contribution to marketing and advertising |
Specialised services — quotes on request
Source: Essential Terms and Charges v2.5.1 (23 October 2026) — the operational reference behind the Landlord Terms of Business. All figures include VAT. Harvey W James does not collect fees from contractors and does not mark up repair costs.
Between tenancies
A Major refresh — full redecoration, bedroom carpet, soft furnishings — is expected roughly every five years on good-quality decoration in our portfolio. It runs to the timeline agreed with you in our quotation, not to best endeavours; the schedule below is a typical example, not a promise. The full method is on the Refresh Cycle page.
Inventory clerk attends; keys handed over. Lettings notified, Aftercare on standby.
Snag list compiled. Urgent issues instructed the same day. Contractor briefed.
Clean before paint, every time. Carpets uplifted where replacement is in scope; surfaces prepared.
Filling, sanding, priming, two coats. Walls, ceilings, woodwork — rooms in parallel where contractor capacity allows.
Bedroom carpet relay, bathroom sealant and grout, minor joinery touch-ups.
Post-works clean. Walk-through with the Aftercare Manager; defects remediated.
Lettings accepts the property as marketable. Photoshoot Day 11–12 if photos are not yet held.
Void days are the landlord's money. We treat them as our accountability because, in practical terms, they are.
Already in the workflow
Regional roll-out from 15 December 2026, reaching London on 15 July 2027 (deadline 14 October 2027; £65 per property per year). Every landlord and every let property will need an active entry by the time a tenant moves in, and no possession order can be made while a landlord is in breach; the separate ban on marketing a property without registration is in the Act but is to be switched on by later legislation. The registration is the landlord’s to start; we tell every managed landlord when their window opens and help with the entries as far as the regulations allow.
RRA 2025 s.82Legally enforceable timeframes to make a home safe where serious hazards are present, extended to the private rented sector by section 60 of the Renters’ Rights Act 2025 on a date and with timescales still to be set by regulations. Until then, on every managed property each report is logged with a reference, an emergency is treated as an emergency, and our repairs team tells the tenant what happens next and when (Essential Terms §46.X); we set no response times of our own.
RRA 2025 s.60Not yet in force: membership becomes mandatory for every private landlord in England when the scheme opens, currently expected in 2028. The Ombudsman can direct apologies, compensation up to £25,000, and remedial works.
RRA 2025 s.64Extends to private rented properties from 2035, confirmed by the government in January 2026. Penalties up to £7,000 for a breach, up to £40,000 for an offence.
RRA 2025 s.100Verifiable
We operate under the regulatory framework that applies to every UK letting agent, and we publish our membership numbers so you can verify each one independently.
We display our client-money-protection provider’s accounting rules: the Propertymark Conduct and Membership Rules. The full legally binding agreement is the Landlord Terms of Business. Wondering where tenant demand sits? Our London area guides set out the live rent range, transport and tenant profile for every postcode where we manage homes.
This page reflects Harvey W James’ operational understanding of the Renters’ Rights Act 2025, the Tenant Fees Act 2019, the Housing Act 1988 (as amended) and the Protection from Eviction Act 1977 (as amended). It is not legal advice; for the published Act text see legislation.gov.uk. Last reviewed against Essential Terms and Charges v2.5.1 (23 October 2026).
Common questions
One number: 10% of the monthly rent including VAT, charged only in the months a tenant is actually paying rent. Nothing during a void, and nothing to re-let when a tenant leaves — no letting fee, no re-letting fee, no rent-review fee, no fee when a tenancy continues, no early-exit catch-up. We get paid when you get paid. Anything outside the 10% is itemised in the published table on this page and quoted before any work starts.
No. Retention work sits inside the 10%, as does the annual rent review — and so does finding the next tenant. If a tenant leaves early there is no catch-up and no re-letting fee: you pay nothing during the void, and nothing when the new tenant moves in. The 10% stops while the property is empty and resumes when it is let. The worked example on this page shows the arithmetic month by month.
Five weeks’ rent where the annual rent is under £50,000, and six weeks’ rent where it is £50,000 or more. That is paragraph 2(3) of Schedule 1 to the Tenant Fees Act 2019, and anything above the cap is a prohibited payment you have to pay back. Every deposit we take is protected with the TDS.
Two months’ written notice. That is section 5(1ZA)(a) of the Protection from Eviction Act 1977, inserted by section 20 of the Renters’ Rights Act 2025, and it has applied since 1 May 2026. Fixed terms are gone: section 2 of the Act abolished assured shorthold tenancies, so every new tenancy is an assured periodic tenancy.
Yes — once every 12 months, on two months’ written notice, using the statutory procedure in section 13 of the Housing Act 1988 as amended by section 6 of the Renters’ Rights Act 2025. Rent-review clauses that try to sidestep it have no effect. If the tenant challenges the increase, the First-tier Tribunal sets the open-market rent where that is lower than you proposed, and cannot set it higher (section 7). We serve the notice on Form 4A and prepare the evidence behind it.
No. Since September 2026 we offer one service level: Full Management, at one all-in 10% inc VAT that runs only while a tenant is paying. Finding the tenant, collecting the rent and running the tenancy day to day are one job to us, not three price points. If let-only is what you need, plenty of local agents do it well — we are not one of them, and we would rather say so than take the instruction.
No — we retired that tier in September 2026. In our experience the repairs side is where a rent-collection-only tenancy goes wrong: repairs take longer, the standard our tenants expect slips, and the landlord ends up calling us for guidance anyway. We consult you on the decisions that are yours and collaborate on repairs when it counts; what we do not run is a service where every routine decision is referred back.
We won’t take a property on at a price we don’t believe it will let at. A flattering number wins the instruction and costs you the void — and because section 13 is now the only route upward, the rent you set on day one is in practical terms the rent for the life of the tenancy. Book a free rental valuation and we will show you the evidence line by line.
Letting agents by area
One page for each area we let in: our live evidence there, the fee, and how to compare agents honestly.
Next step
Rental bidding is banned RRA 2025 s.56 and Section 13 is the only route upward HA 1988 s.13 — so the marketing price you set on day one is, in practical terms, the rent for the life of the tenancy. Our valuations are built on three years of Rightmove and Zoopla listing-and-enquiry evidence, cross-referenced against our own managed portfolio.
Kept on this device — no account needed. Want to hear the moment a similar home comes up?
