Putney Landlord Guide: Letting a Property in SW15

Quick Answer: Letting a property in Putney involves preparing and valuing the property, meeting landlord safety and legal requirements, checking whether a Wandsworth property licence is required, marketing the home, referencing prospective tenants and managing the tenancy correctly. Landlords in SW15 should also understand current deposit, Right to Rent, electrical, gas safety and tenancy requirements before accepting a tenant.

Letting a property in Putney involves more than finding a tenant and collecting rent. Landlords need to prepare and value the property, meet legal and safety requirements, check whether a Wandsworth property licence is required, market effectively, select suitable tenants and manage the tenancy correctly. This Putney landlord guide explains the process step by step for property owners across SW15.

Whether you are becoming a landlord in Putney for the first time, moving away and renting out your former home, or already managing rental properties in the area, getting these stages right can protect both your property and your tenants.

At Parkgate, we provide lettings and property management support across Putney and SW15, including properties around the River Thames, Putney Heath and Putney High Street.

What should I do before letting a property in Putney, South West London?

Before letting a property in Putney, establish a realistic rental value, check its condition and safety, identify any repairs or improvements, confirm your legal obligations and find out whether the property requires a licence. Preparing these elements before marketing can make the subsequent letting process much more straightforward.

A useful landlord checklist for Putney includes:

• obtaining an up-to-date rental valuation
• checking whether an EPC is valid and the property meets applicable energy-efficiency requirements
• arranging required gas and electrical safety checks
• checking smoke and carbon monoxide alarm requirements
• checking whether Wandsworth’s licensing rules apply
• completing necessary repairs and maintenance
• deciding whether the property will be furnished or unfurnished
• preparing the property for photographs and viewings
• deciding whether to self-manage or use a professional letting agent

For a first-time landlord in Putney, completing these checks before advertising is particularly useful because compliance issues discovered after a tenant has been found can delay a tenancy.

How much rent could my Putney property achieve?

The achievable rent depends on the individual property and current Putney rental market rather than a single SW15-wide figure. Location, property type, number of bedrooms, condition, specification, outdoor space, transport connections and comparable rental properties can all affect the rental valuation.

Different parts of Putney can also attract different tenant requirements. Riverside flats, homes around Putney Heath, properties near Putney High Street and family houses elsewhere in SW15 do not necessarily compete for exactly the same tenants.

A professional Putney rental valuation should therefore consider comparable evidence as well as the property’s individual features.

For landlords assessing an investment, rental income should also be considered alongside ongoing expenditure. Mortgage costs where applicable, insurance, maintenance, service charges, licensing, safety checks, periods without a tenant, letting or management fees and tax can all affect the financial performance of a rental property.

Rental yield is normally calculated by comparing annual rental income with the property’s value, but headline yield alone does not show the full cost of owning and managing an investment.

What is the Putney rental market like for landlords?

Putney has a varied rental market, with flats, riverside apartments and family homes appealing to different types of tenants across SW15. Location, property size, condition, transport links and local amenities can all influence demand and achievable rent.

For landlords, a Putney rental valuation can help establish an appropriate asking rent by considering the property’s features alongside comparable local rentals.

What legal requirements must Putney landlords meet?

Landlords in Putney must comply with the landlord responsibilities that apply to private rented property in England as well as any relevant local licensing requirements. Depending on the property and tenancy, responsibilities can include gas and electrical safety, energy performance, alarms, deposit protection, Right to Rent checks, providing required tenancy information, and maintaining the structure and exterior of the property as well as essential utilities. These are key areas landlords need to know because the law also protects tenants in Putney through housing legislation throughout the tenancy.

Important checks include the following.

Gas safety

Where the gas safety rules apply, gas appliances and flues supplied by the landlord must receive the required safety checks from a Gas Safe registered engineer. Annual gas safety checks are required for relevant appliances and flues, and the appropriate gas safety record must be supplied to the tenant.

Electrical safety and EICR

Landlords must ensure that the electrical installation is safe. Electrical installations in rented homes covered by the regulations must be inspected and tested by a qualified person at least every five years, with the resulting report — commonly an Electrical Installation Condition Report (EICR) — supplied as required.

If an EICR identifies work that legally requires remediation, landlords should arrange the necessary work within the applicable timescale rather than treating the report as an administrative formality.

EPC and energy efficiency

A rental property that requires an Energy Performance Certificate must have a valid EPC when marketed. Under the current Minimum Energy Efficiency Standards, covered domestic private rented properties generally need an EPC rating of E or above unless a valid exemption applies, and MEES 2030 is expected to require EPC C compliance by October 2030.

Deposits and Right to Rent

Where tenancy deposit protection requirements apply, a monetary tenancy deposit must be protected in a government-approved scheme within 30 days of receipt, with the relevant prescribed information supplied.

Landlords and letting agents must also complete Right to Rent checks for all adult tenants aged 18 or over where the scheme applies in England, as introduced by the UK Immigration Act 2014. When carrying out these checks, they should be done consistently rather than based on assumptions about somebody’s nationality, and proper follow-up checks are required where a tenant has a time-limited visa. Landlords must keep copies of Right to Rent documents for one year after the tenancy ends. 

Failure to carry out the required Right to Rent checks can result in significant civil penalties. Landlords should follow the latest Home Office guidance when completing initial and follow-up checks. 

These are not the only potential landlord obligations, so compliance should be reviewed for the individual property and tenancy before occupation begins.

Does my Putney rental property need a Wandsworth or mandatory HMO licensing?

Some Putney rental properties now require a Wandsworth Council property licence. The correct licence depends on the property’s location, number of occupiers, households and facilities. Landlords should check the specific address with Wandsworth Council rather than assuming that every SW15 property follows the same licensing rules.

There are three particularly relevant categories.

Mandatory HMO licensing can apply to larger houses in multiple occupation. Wandsworth describes a large HMO as a property occupied by at least five tenants from two or more households who share facilities such as a kitchen, bathroom or toilet.

Additional HMO licensing has applied across Wandsworth since 1 July 2025 to relevant HMOs that fall outside mandatory licensing.

Selective licensing is different because it can cover other privately rented homes within designated areas. From April 2026, Wandsworth’s second selective-licensing designation includes East Putney and West Putney, as well as Northcote, and in Putney it runs until 31 March 2031.

Landlords in Putney may face penalties for operating an unlicensed licensable property.

Early-bird discounts for landlord licensing applications end on 1 October 2026, so owners should submit any application in good time.

A property licence and planning permission are also separate matters. For example, Wandsworth states that planning permission from Wandsworth Council is required if a standard dwelling is changed into a larger shared house or if a property is to be let as an HMO to seven or more people.

Licensing can therefore be a vital early check when deciding how to let a house or flat in Putney. Running one without the right licence can be an offence, and Wandsworth Council can impose civil penalties of up to £30,000 for serious breaches or illegal evictions.

How has the Renters’ Rights Act changed letting property in Putney?

Since 1 May 2026, the Renters’ Rights Act 2025 has changed the tenancy system for private landlords in England. Existing assured shorthold tenancies moved into the assured periodic tenancy system, while new assured tenancies are also periodic rather than fixed-term ASTs.

An assured periodic tenancy runs on a rolling basis rather than ending automatically on a fixed date. The reforms also changed possession procedures and other aspects of renting, making it particularly important that landlords use current tenancy documents and processes rather than older templates.

For new tenancies created after 1 May 2026, landlords must also provide the required written information about key tenancy terms.

Landlords should therefore check current government guidance whenever starting, changing or ending a tenancy.

How should I market a property to let in Putney?

Effective rental-property marketing starts with the correct asking rent and an accurate presentation of the home. Professional photography, a clear description, an appropriate floorplan where available and prominent advertising can help prospective tenants understand the property before arranging a viewing.

The description should communicate practical features rather than relying on generic sales language. These may include bedroom configuration, outside space, storage, furnishing, transport links and proximity to amenities.

Local context matters too. A tenant considering East Putney may have different priorities from somebody searching around Putney Heath, West Putney or the riverside.

Marketing should accurately represent the property. Creating unrealistic expectations can produce enquiries without generating suitable applications.

How should landlords choose tenants in Putney?

Tenant selection should combine consistent referencing with Right to Rent checks and an assessment of whether the tenancy is suitable for both parties. Referencing can examine factors such as identity, income, employment and previous rental history, depending on the process used, and landlords should follow a consistent process when dealing with applications and verification issues.

A strong application is not simply the first offer received.

Landlords should consider the proposed tenancy as a whole while complying with applicable equality and rental-market legislation. A documented, consistent process can help reduce arbitrary decision-making.

Once a tenant is selected, the landlord or letting agent must complete the relevant paperwork, deposit process, safety documentation and prescribed information before or at the appropriate point in the tenancy. The landlord should lead the checking process and explain any document requests clearly to applicants.

A detailed inventory and schedule of condition can also create a useful record of the property’s condition at check-in.

What does managing a rental property in Putney involve?

Rental property management continues throughout the tenancy. It can include rent collection, maintenance, repairs, communication with tenants, property inspections, safety renewals, compliance records and responding when something goes wrong.

Good management is preventative as well as reactive.

A small leak, recurring electrical problem or developing damp issue can become more expensive if ignored. A clear maintenance reporting process allows tenants to raise problems promptly and gives the landlord an opportunity to investigate and arrange appropriate repairs.

Periodic inspections can also help landlords understand the property’s condition, subject to the tenant’s rights and the correct arrangements for access.

For owners living elsewhere, landlords with several properties or people who simply do not want to coordinate contractors and compliance themselves, professional property management can take over much of this day-to-day work.

Parkgate’s Putney property management service includes tenant liaison, maintenance coordination, rent collection and compliance support.

What costs should I budget for when letting a property in Putney?

The cost of letting a property in Putney varies considerably, so landlords should build a property-specific budget rather than relying only on expected monthly rent. Initial preparation, regulatory requirements and ongoing management can all create costs during the life of the tenancy.

Possible costs include:

• repairs and pre-tenancy maintenance
• cleaning, decorating or replacement furnishings
• EPC and required safety inspections
• gas and electrical remedial work where necessary
• property licensing where applicable
• landlord insurance
• service charges and ground rent where applicable
• marketing and letting-agent fees
• professional property-management fees
• routine maintenance and emergency repairs
• replacement appliances or equipment
• periods when the property is vacant
• professional tax, legal or specialist advice where required.

The condition and specification of the property can make a significant difference. A well-maintained flat requiring only minor preparation has a very different cost profile from a house needing substantial repairs, new joinery, decorating, plumbing or electrical work before it is suitable to let.

Landlords planning refurbishment should obtain appropriate quotations rather than relying on generic renovation figures. The scope of works, property size, kitchens and bathrooms, structural alterations, specification, project management and unforeseen defects can all affect the eventual cost.

Should I use a letting agent or manage my Putney property myself?

Self-management gives a landlord direct control but also makes them responsible for keeping on top of the practical and regulatory workload. Full property management delegates more of the ongoing tenancy administration, communication, rent collection and maintenance coordination to a professional agent.

The right approach depends on your circumstances.

An experienced landlord living close to the property may be comfortable managing directly. An accidental landlord moving away from South West London, a first-time landlord learning the regulatory requirements or an investor managing several rental properties may place greater value on professional support.

Before appointing a letting agent, ask exactly what the service covers. Tenant finding, referencing, tenancy administration, rent collection, inspections, maintenance coordination and compliance support should not be assumed to be included unless they form part of the agreed service.

A local Putney letting agent can also bring area-specific knowledge to the process. Understanding how properties differ across East Putney, West Putney, Putney Heath, the riverside and the wider SW15 area can help with rental valuation, positioning and marketing. Local knowledge is also useful when explaining transport links, amenities and neighbourhood characteristics to prospective tenants. 

Letting your property in Putney with Parkgate

A successful tenancy starts before the property appears online. Accurate valuation, preparation, compliance, appropriate marketing and careful tenant selection create the foundation, while responsive property management helps maintain the home and tenancy afterwards.

Parkgate provides lettings, rental valuations and property management across Putney and SW15. Our service covers the letting process as well as ongoing management, helping landlords coordinate tenant liaison, maintenance, rent collection and compliance.

If you are considering renting out a property in Putney, start with a rental valuation and a review of what your particular property needs before it goes to market.

Disclaimer: This guide provides general information for landlords and property owners and is not legal, tax or financial advice. Landlord legislation and local licensing requirements can change and may apply differently according to the property and tenancy. Check current GOV.UK and Wandsworth Council guidance and obtain appropriate professional advice for your circumstances.