Section 21 is now abolished. The Renters' Rights Act is law. See what changed →

London & Essex · Property Management

Guaranteed rent. Effortless.

Fixed monthly income for your property — paid the same day every month, occupied or not. We handle tenants, maintenance, compliance, and now the new Renters' Rights Act. You get rent.

Instant estimate · No obligation · London & Essex

What changed May 1st →
Sunny London houses
100%
Rent guaranteed — paid on time, every month, even if vacant
12%
Full management fee — all-inclusive, vs 15–20% on the high street
1–10yr
Guaranteed rent contracts — full peace of mind, on your terms
24/7
Emergency landlord and tenant maintenance support
Royal Courts of Justice
Commencement date
May 1st
2026

Renters' Rights Act 2025. Section 21 abolished. Periodic tenancies become law.

The new landscape

Section 21 is gone. We absorb the risk that's now yours to carry.

From 1 May 2026, no-fault evictions are gone. Fixed-term tenancies are now rolling by law. Rent in advance is banned. Tenants can leave with two months' notice. For landlords, the cost of a bad tenant is now significantly higher — and the route out, significantly slower.

  • No Section 21 Possession requires a Section 8 ground. Court hearings replace simple notices.
  • No fixed terms All tenancies become periodic. Tenants can leave with two months' notice.
  • Rent arrears Threshold rises from 2 to 3 months. Notice extends from 2 to 4 weeks.
  • Information sheet Mandatory for all existing tenancies by 31 May 2026. £7,000 fines for non-compliance.
See full breakdown → Lock in guaranteed rent

What we offer

Comprehensive services, quietly run.

01 / Flagship

Guaranteed Rent

Rent on time, every month — regardless of occupancy. Zero voids, zero stress, 1–10 year contracts.

02

Management Only

Full property management — everything included, no hidden charges, no tenancy or inventory fees.

12% all-inclusive

03

Let Only Scheme

We find quality tenants, handle referencing and move-in, then hand the keys back to you.

2 weeks' rent

04

HMO Management

Specialist licensing, multi-tenant coordination, enhanced fire safety, yield optimisation.

05

Property Maintenance

Responsive repairs and planned maintenance to protect and enhance your investment.

06

Compliance & Refurb

Gas safety, EPC, electrical certificates. Full refurbishment to maximise rental value.

View all services →
London architecture
Across London & Essex

A simpler way to let property — built for the new rules.

Why Newgen

Old school values. New generation service.

As the founder of Newgen Estates, I am personally invested in every property we manage. Your asset is not just another number — it's a relationship built on trust, transparency, and expertise.

About Sal →
  • Founder-led — when you call, you speak to me
  • Deep legal expertise in possession proceedings & Section 8
  • Comprehensive in-house service — no outsourcing
  • Transparent pricing — every fee explained, never a surprise
"
Every property in our portfolio gets my personal attention. When you call, you speak to me — not a call centre. When there's a problem, I solve it. Your keys are in my hands.
Sal A.· Founder, Newgen Estates

Section 21 is gone. What happens next?

The Renters' Rights Act is now law. Get guaranteed rent and let us handle everything — free, no-obligation quote, answered within 24 hours.

Get a quote → Contact us

Renters' Rights Act 2025

The biggest change to private renting in 30 years.

On 1 May 2026, the Renters' Rights Act commenced. Section 21 is abolished. Fixed-term tenancies have disappeared. Rent in advance is banned. We've broken down what changed, what it means for landlords, and why guaranteed rent is no longer a nice-to-have.

UK Houses of Parliament
Royal Assent · 27 Oct 2025

Now law. In force since May 1st.

What's changing

Six changes every landlord needs to know.

Section 21 abolished

No-fault evictions end. Possession now requires a Section 8 ground — rent arrears, anti-social behaviour, sale of property, or moving back in. Every eviction goes through court.

Risk: 4–6 month possession process
Last day to serve a Section 21: 30 April 2026

Fixed terms gone

All assured shorthold tenancies converted automatically to periodic tenancies on 1 May 2026. Tenants can now give two months' notice at any time. 12-month fixed terms no longer exist.

Risk: Tenant turnover, void exposure
Affects every existing tenancy — automatic conversion

Rent arrears: higher bar

The mandatory ground for possession (Ground 8) requires three months of arrears, up from two. Notice period doubles from two weeks to four. Bad tenants stay longer.

Risk: Up to 3 months of unpaid rent before action
Section 8, Ground 8 — amended thresholds

No rent in advance

From 1 May, you cannot ask for or accept more than one month's rent before a tenancy starts. Rental bidding is banned — advertise a price, take that price.

Risk: Cash-flow buffer eliminated
Civil penalty for non-compliance

Information sheet mandatory

Every existing tenant must be given the official Government Information Sheet by 31 May 2026 — that deadline is now weeks away. Verbal tenancies need a written statement of terms. No exceptions.

Penalty: Up to £7,000 first offence, £40,000 repeat
Renters' Rights Act 2025 — Schedule 1

Rent increases capped

Rent increases must be served via Section 13 notice — only once per year, and tenants can challenge at tribunal with no cap on disputes. Predictable rent rises become harder.

Risk: Tribunal challenges, capped increases
Section 13, Housing Act 1988 — amended

Why this matters

The risk just moved onto your shoulders.

Every change in this Act shifts power away from landlords and onto tenants. Possession takes longer. Courts become unavoidable. Notice periods extend. Cash flow buffers disappear. The procedural cost of a bad tenancy — a single one — could exceed a year's rent.

For self-managing landlords and even most letting agents, the next few years will be turbulent. The court system is not ready for the volume of Section 8 cases coming. Delays will compound. Landlords will lose money — slowly, then all at once.

The Newgen answer

We take the contract. You take the rent.

When you sign a Guaranteed Rent agreement with Newgen, the legal risk transfers to us. If a tenant stops paying, we still pay you. If a tenant trashes the property, we repair it at our cost. If we have to spend nine months in court, that's our problem — not yours.

We've stood in those courtrooms hundreds of times. We know Section 8 inside out. The Renters' Rights Act doesn't worry us — it's why landlords are calling.

Key dates

The roadmap, in order.

27 Oct 2025

Royal Assent

The Renters' Rights Bill becomes the Renters' Rights Act 2025. Now law, but not yet in force.

30 Apr 2026 ✓

Last Section 21 served ✓

Final day landlords can serve a valid Section 21 notice under the existing rules. After this date, no-fault evictions ended.

1 May 2026 ✓

Commencement Date ✓

All existing tenancies convert to periodic. Section 21 is abolished. Fixed-term ASTs disappear. The new framework becomes law for every tenancy in England.

31 May 2026 — URGENT

Information sheet deadline

All landlords must have served the Government's official Information Sheet to existing tenants. Penalty for missing this: up to £7,000.

31 Jul 2026

Last Section 21 court application

Final cut-off to apply to court using a Section 21 notice that was served before 1 May 2026.

Late 2026 →

PRS database rollout

Mandatory landlord registration begins via the new Private Rented Sector Database. Annual fees apply. Full rollout: 2027–2028.

The rules have already changed.

If you have one property or a portfolio in London or Essex, the Renters' Rights Act now applies to you. Get a guaranteed rent quote — we answer within 24 hours.

Get a quote → Speak to us

Our services

Everything your property needs.

From flagship guaranteed rent to specialist HMO management, refurbishment and full compliance — all under one roof, with one point of contact.

01 — Flagship

Guaranteed Rent

Zero voids, zero worries

Our flagship service ensures you receive your rent on time, every single month — regardless of whether the property is occupied. We take on the risk so you don't have to.

What's included
  • Fixed monthly income paid directly to you
  • No void periods — even between tenancies
  • Property maintained to high standards throughout
  • Long-term agreements available (1–10 years)
  • No management fees deducted from your rent
02 — 12% all-inclusive

Management Only

Full service, zero hidden costs

Already have a tenant in place? Our management-only service handles everything — day-to-day queries, emergency repairs, renewals, inventories, compliance — for just 12% of monthly rent. High street agents charge 15.6% plus dozens of extras. Foxtons can hit 20% combined. Our 12% covers everything they charge extra for.

What's included
  • Dedicated property manager
  • 24/7 emergency maintenance coordination
  • Rent collection and arrears management
  • Regular property inspections with reports
  • Full compliance management
  • No tenancy renewal fees (others charge £300+)
  • No inventory fees (others charge up to £600)
  • No maintenance markup (others add 10–12%)
03 — 2 weeks' rent

Let Only Scheme

Expert tenant sourcing

We handle the entire lettings process — marketing, referencing, move-in — then hand the management back to you. Our fee is just two weeks' rent.

What's included
  • Professional property marketing and photography
  • Thorough tenant referencing and vetting
  • Tenancy agreement preparation
  • Right to Rent checks and compliance
  • Deposit registration and management
04

HMO Management

Multi-tenant expertise

Houses in Multiple Occupation require specialist knowledge. We handle the complexities of HMO licensing, compliance, and multi-tenant coordination so you don't have to.

What's included
  • Mandatory and additional HMO licence applications
  • Room-by-room tenant management
  • Enhanced fire safety and compliance requirements
  • Higher yield optimisation strategies
  • Regular inspections and local authority liaison
05

Property Maintenance

Responsive & planned

Our trusted network of qualified tradespeople handle everything from emergency repairs to planned maintenance, keeping your property in excellent condition.

What's included
  • Fast-response emergency repairs
  • Planned maintenance programmes
  • Vetted and qualified tradespeople
  • Competitive, transparent pricing
  • Regular condition reporting
06

Compliance & Refurbishment

Stay legal, maximise value

Gas safety, EICRs, EPCs, fire safety, HMO licensing — every certificate and renewal handled. For properties needing more, full refurbishment management to maximise rental value.

What's included
  • Gas Safety Certificates (CP12)
  • Electrical Installation Reports (EICR)
  • Energy Performance Certificates (EPC)
  • Fire safety compliance
  • Full refurbishment project management

Transparent pricing

How we compare to high street agents.

High street agents advertise a headline rate, then charge extra for almost everything. We don't. Here's what they're not telling you.

Service Newgen Bairstow Eves Foxtons
Core service fees
Guaranteed RentFixed monthly incomeNot offeredNot offered
Full Management12% — all inclusive15.6% inc. VAT13.2% + 7.2% (20.4%)
Let Only Fee2 weeks' rent1 month's rent + VAT13.2% (11% + VAT)
What's included in management
Tenancy agreement✓£330£300
Tenancy renewal✓£300£300+
Inventory & check-in✓Up to £1,200Charged extra
Check-out report✓Up to £600Charged extra
Referencing✓£60/tenantCharged extra
Maintenance markup0%12% on invoicesMarkup applied
Section 8 notices✓£210 eachCharged extra
Property inspections✓£66/extra visitCharged extra
Annual statements✓£102Charged extra
Compliance management✓£11.40/monthCharged extra
Guaranteed Rent — exclusive benefits
Zero void periods✓Your riskYour risk
Rent paid even if vacant✓NoNo
Arrears & legal costs covered✓NoNo
Damage repair at our cost✓NoNo
Eviction costs covered✓£240/hr + extrasNot offered

Fees sourced from publicly available fee schedules. Bairstow Eves fees include VAT where stated. Foxtons lettings and management fees are charged separately and combined here for comparison.

Get your free guaranteed rent quote.

No obligation, no hidden costs. We respond within 24 hours.

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About Newgen

Built on trust, driven by expertise.

I'm Sal A., founder of Newgen Estates. I started this company because I saw too many landlords let down by impersonal, reactive management. Your property is not a number to us — it's a relationship, treated with care, run by people who answer the phone.

London street properties
London & Essex

Properties cared for as if they were our own.

"
Old school values. New generation service. I believe in looking you in the eye, keeping my promises, and being at the end of the phone when you need me. That's the foundation — and we back it up with modern management, full compliance, and systems that keep everything running.
Sal A.· Founder, Newgen Estates

Our values

What sets us apart.

Personal Relationships

Every landlord works directly with our founder. Your property isn't just a number — it's a partnership built on trust.

Integrity & Transparency

No hidden fees, no surprises. We communicate honestly and openly about every aspect of your property's management.

Attention to Detail

From compliance paperwork to property inspections, nothing slips through the cracks. We are meticulous in everything we do.

Accessibility

As the founder, I am always available to my landlords. Phone, email, or in person — when you need me, I'm there.

Let's start a conversation.

Whether you have one property or a portfolio, we'd love to hear from you.

Get a quote → Get in touch

Rent estimator

Get a quote.

Find out how much guaranteed rent your property could earn. Instant estimate based on current market data — then we'll come and give you a precise figure.

Property details

What you get

An indicative monthly rent based on your postcode, bedrooms, property type, and condition — using current market data for London & Essex.

To convert that into a guaranteed rent contract, we'll visit your property, confirm the figure, and have a proposal in your inbox within 24 hours.

Coverage: E, N, NW, W, SW, SE, EC, WC, RM, IG, SS, CM, CO, CB

Disclaimer: This estimate is for indicative purposes only and is based on average market data. Actual rental values depend on specific property features, exact location, and current market conditions.

Knowledge base

Frequently asked questions.

Straight answers — no jargon, no runaround.

Guaranteed Rent

Our flagship service — how it works, what's covered, and why landlords choose it.

There is no catch. We sign a legally binding contract with you, agreeing to pay a fixed monthly rent for 1 to 10 years. We pay you on the same date every month, regardless of whether the property is tenanted or vacant. We take on the full risk of voids, arrears, and tenant issues. The only trade-off is that the guaranteed amount may be slightly below peak market rent, because we're absorbing all of the risk.
That's our problem, not yours. Your guaranteed rent continues without interruption. We handle all arrears recovery, legal proceedings if necessary, and any remedial works. If a tenant causes damage, we repair it at our cost. Your income stream is completely insulated from tenant behaviour.
Typically 10–20% below full market rent, depending on property and location. Consider what you're gaining: zero void periods, zero arrears risk, no management headaches, no legal costs, and full protection from the new Renters' Rights rules. Most landlords who've experienced even one month of voids or a difficult eviction find that guaranteed rent delivers a higher net return when you factor in the true cost of self-management.
Our agreements include clear terms around early termination — typically a notice period and specific conditions outlined in plain English. There are no hidden terms. We want you to enter the agreement with full confidence.
We return the property in the same condition as when we took it on, allowing for fair wear and tear. Comprehensive inventory at the start, regular inspections throughout, and any necessary works completed before handback. We treat your property as if it were our own.

Renters' Rights Act

The law that commenced 1 May 2026 — what changed, what it means for you, and how guaranteed rent neutralises the risk.

Yes. Almost all existing assured shorthold tenancies (ASTs) automatically converted into assured periodic tenancies on 1 May 2026. You don't need to renew or draw up a new agreement. However, you do need to issue the Government's Information Sheet to all existing tenants by 31 May 2026, or face fines up to £7,000.
Yes. Once you sign a Guaranteed Rent agreement with Newgen, the legal and financial risk transfers to us. The new Renters' Rights rules still apply to the tenancies underneath — but we manage them. You receive your fixed monthly rent regardless of what's happening with tenants, court proceedings, or the new periodic tenancy framework.
Yes, but only on a Section 8 ground — rent arrears, anti-social behaviour, sale of property, moving back in, and a few others. Every case must go through court. Notice periods are longer, evidential burdens higher, and the court system is expected to be congested. Possession typically takes 4–9 months when contested. With guaranteed rent, this delay is entirely on us — your income continues throughout.
For all new tenancies from 1 May 2026 onwards, you cannot ask for or accept more than one month's rent before the tenancy begins. Existing tenancies signed before that date with rent-in-advance clauses are unaffected. Rental bidding is also banned — you advertise a price, and that's the price you take.
An official document published by the Government, explaining to existing tenants what the Renters' Rights Act changes for them. Every landlord with a written tenancy must serve this on every existing tenant by 31 May 2026. Verbal tenancies need a written statement of terms instead. Civil penalty for non-compliance: up to £7,000 first offence, up to £40,000 for repeat. We handle this for every property under our management.

Legal Services & Evictions

Our deep expertise in possession proceedings, court representation, and Section 8.

Extensive. Hundreds of possession cases across London and Essex — from Section 21 notices to complex Section 8 proceedings involving rent arrears, anti-social behaviour, and breach of tenancy. We understand the court process: procedural requirements, timelines, common pitfalls, and judges' expectations at each stage. We've stood in those courtrooms and delivered results.
Section 21 disappears. Every eviction now requires a Section 8 ground — and a court hearing. The Government has revised and expanded Section 8 grounds, including new grounds for selling the property and student lets. Notice periods are longer, evidence burdens higher. Our deep familiarity with Section 8 means we move efficiently from day one.
Absolutely. We regularly take over cases where previous agents or landlords have made procedural errors — invalid notices, missed prescribed requirements, or poorly prepared court applications. We audit the case, identify what went wrong, and determine the fastest route forward. Honest assessment, clear plan.
Yes. These are some of the most complex but most urgent cases. We work closely with local authorities and police where necessary to build evidence and pursue possession on the appropriate grounds. In severe cases, we can apply for an injunction or seek an accelerated hearing.

Property Management & HMO

Day-to-day management, HMO licensing, and multi-tenant coordination.

Everything. Rent collection, arrears management, maintenance coordination, tenant communication, regular inspections, compliance, emergency response, tenancy renewals, inventory, check-in, check-out, and deposit management. Zero hidden charges. Compare to Bairstow Eves at 15.6% inc. VAT plus £330 tenancy agreements, £300 renewals, £600 inventories, £210 Section 21 notices, and 12% maintenance markup. Foxtons combines lettings + management for over 20%. Our 12% genuinely covers it all — only actual maintenance invoices pass through at cost.
HMOs are subject to significantly more regulation than standard lets. Mandatory licensing applies to properties with 5+ occupants from 2+ households, but many London boroughs operate additional licensing schemes with lower thresholds. Requirements include minimum room sizes, kitchen and bathroom facilities, fire safety, and ongoing compliance. A single breach can mean fines of up to £30,000 per offence and rent repayment orders. We handle all of it.
A genuine 24/7 emergency response. Tenants have a dedicated contact line for genuine emergencies — burst pipes, gas leaks, lock-outs, loss of heating in winter. Trusted tradespeople on call. Non-urgent issues are triaged and scheduled during working hours. You're always informed before non-emergency spend is committed.

Compliance & Regulations

Gas, electrical, fire safety, and licensing — what you need and what we handle.

At minimum: a valid Gas Safety Certificate (CP12) annually, an EICR every 5 years, an EPC rated E or above, and you must have provided the tenant with the Government's 'How to Rent' guide. For HMOs, fire safety, licensing, and potentially planning consent. Penalties for non-compliance range from fixed fines to prosecution, rent repayment orders (up to 12 months' rent returned to the tenant), and the Rogue Landlord Database.
It has been illegal since April 2020 to let a property with an EPC below E. We can arrange an energy assessor to identify cost-effective improvements — typically loft insulation, draught-proofing, boiler upgrades, double glazing. If the cost exceeds the £3,500 exemption cap, you may qualify for an exemption, which we can register on your behalf.
Several London boroughs — Newham, Waltham Forest, Barking & Dagenham, others — require ALL privately rented properties to be licensed, not just HMOs. Operating without a licence is a criminal offence: fines up to £30,000 and rent repayment orders. We check whether your property falls in a licensing area and handle the application end-to-end.

Still have questions?

Happy to walk you through anything in detail. No sales pressure — just straight answers.

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Whether you're a new landlord or an experienced investor, we'd love to hear from you. Response within 24 hours.

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Phone

0208 144 1003
Email

info@newgenestates.co.uk
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Suite 3, Metloc Business Centre,
37 Victoria Road, Romford RM1 2LH

Hours

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Emergencies: 24/7

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Suite 3, Metloc Business Centre, 37 Victoria Road, Romford RM1 2LH. Walking distance from Romford station — Elizabeth Line and London Overground.

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