For years, many landlords have prided themselves on self-managing their rental properties. It can feel like a smart, cost-saving decision – direct relationships with tenants, no agency fees, more control. But in 2026, the game has changed.
New legislation, expanded local licensing, rising tenant expectations and significant penalties for non-compliance have shifted the landscape. What once worked may now be putting landlords at serious financial and legal risk.
At Martin & Co Kingston, we work with both first-time and experienced landlords. And more than ever, we’re hearing the same question: Can I afford not to switch to professional property management this year?
This article will help you answer that question by exploring the real risks of self-managing in 2026 – and the financial and emotional case for making the switch.
Why 2026 is a critical year for landlord compliance
If you’ve been in the rental market for a while, you’re no stranger to regulatory change. But 2026 marks a significant step up in both the complexity and enforcement of landlord rules.
Here are some of the key changes now in place:
- The Renters Reform Bill has officially ended Section 21 ‘no fault’ evictions. Landlords must now use a reformed Section 8 process with valid grounds and evidence, increasing legal complexity.
- The Property Portal has launched, making it mandatory to register all rental properties. Failure to do so can result in enforcement action.
- EPC and MEES updates are tightening. From April 2026, many properties must meet a minimum EPC rating of C for new tenancies. Landlords with older stock may face upgrade costs or fines.
- Right to Rent rules have been reinforced with new digital checking processes and more spot inspections.
- Selective and additional licensing is expanding. Several boroughs surrounding Kingston, including parts of Richmond and Merton, have rolled out new schemes requiring landlords to apply and comply.
Together, these changes mean landlords are now expected to act more like regulated businesses – with professional-grade systems, documentation and response times. Falling short can be expensive.
The real risks of going it alone: landlord case scenarios
Let’s bring this into the real world with a few examples we’ve encountered locally.
Case 1: Missed safety check, maximum fine
A Kingston landlord self-managing a two-bed flat failed to renew their EICR (Electrical Installation Condition Report). It had expired without their knowledge. When the tenant raised a complaint about flickering lights, a council inspection followed. The result? A £5,000 fine and the requirement to complete electrical repairs before the property could be re-let.
Case 2: Licensing lapse, rent repayment order
A landlord letting a three-bed maisonette to three unrelated professionals didn’t realise the area now required additional HMO licensing. When a dispute arose over mould in the bathroom, the tenant reported the property. The council issued a rent repayment order totalling over £7,000, plus legal costs.
Case 3: Delayed repairs, tenant walk-out
A DIY landlord working full-time didn’t respond promptly to a leaking pipe. The tenant, frustrated by the lack of communication, moved out early. The flat sat empty for six weeks – costing the landlord around £3,600 in lost rent and emergency repairs.
All of these situations could have been avoided with timely, compliant management. But for self-managing landlords, it’s all too easy for small oversights to escalate into costly problems.
The emotional toll of self-management
Beyond the financial risks, self-managing has become emotionally draining for many landlords in 2026. What used to be a manageable sideline can now feel like a second job – one with complex rules, time pressures and little margin for error.
Common issues we hear from landlords include:
- Constant anxiety about staying legally compliant
- Tenant conflicts and maintenance disputes
- Difficulty balancing property responsibilities with full-time work or family life
- Burnout from dealing with emergencies at all hours
One of our clients, a long-time Kingston landlord, described the change this way:
“I used to enjoy being hands-on. But now I’m constantly worrying about what I might have missed. One fine could wipe out half my rental income. It’s not worth the stress.”
Is property management worth it in 2026? Let’s talk numbers
Some landlords still hesitate to switch, assuming that full management eats too far into their profits. But when you break down the real cost of DIY management, it tells a different story.
Let’s take a typical one-bedroom flat in Kingston with monthly rent of £1650.
Cost of letting unmanaged (if something goes wrong):
- EICR or gas certificate missed: up to £5,000 fine
- Rent repayment order: £16,500 (12 months’ rent)
- 4-week void due to poor marketing: £6600 loss
- Tenant dispute escalation/legal costs: £1,500+
Cost of full management:
- On average, 10-12% of monthly rent – around £198 per month
- Annual cost: £2376, fully tax-deductible
A well-managed property can also command better rent, avoid voids, and retain tenants longer – adding hidden value.
What Martin & Co Kingston provides in 2026
Our full property management service is built around compliance, communication and peace of mind.
When you switch to Martin & Co Kingston, we take care of:
- Legal compliance: Ensuring you meet all safety, licensing, and documentation requirements
- Marketing and tenant sourcing: Listings on major portals, high-quality photos, expert pricing
- Tenant vetting and onboarding: Referencing, contracts, deposits and right-to-rent checks
- Rent collection and arrears: Prompt follow-up and legal support if needed
- 24/7 maintenance handling: Emergency contacts and vetted contractors
- Regular inspections: Proactive checks to catch issues before they escalate
We also provide ongoing rent reviews, renewals, and updates on changing legislation, so you can stay ahead without doing the heavy lifting.
Tenants benefit too – which means longer, better tenancies
Today’s renters are more informed than ever. They know their rights and expect a professional service. Managed properties are increasingly preferred for:
- Faster repairs
- Clear communication
- Access to proper documentation
Better service often means better tenants. We’ve found that our fully managed tenancies average over 25% longer than let-only equivalents. That means fewer voids and less churn for landlords.
What to do next if you’re still self-managing
If you own rental property in Kingston or the surrounding areas and you’re still managing it yourself, 2026 is the year to take a step back and re-evaluate.
Here’s what we recommend:
- Book a compliance review: We’ll assess your property and highlight any risks
- Request a rental valuation: Find out if your income could be improved with better pricing or presentation
- Talk through your options: No pressure, just advice on what full management could offer in your case
We make switching simple, even if you’re mid-tenancy. You keep ownership and control – we handle the stress and the detail.
Book your free consultation today.
Final thoughts: peace of mind is worth more than ever
Being a landlord in 2026 comes with more responsibility, scrutiny and risk than ever before. The cost of a mistake can be high. The emotional load is heavier. And the time commitment keeps growing.
For many self-managing landlords, the question is no longer “Can I afford professional management?” – it’s “Can I afford not to have it?”
At Martin & Co Kingston, our mission is to help landlords succeed with less stress and more certainty. If you’re ready to de-risk your portfolio and take back your time, we’re here to help.
