By Andy Butts, Managing Director, Miller Rose. 30 September 2026.

On 29 September the government confirmed its plans to introduce independent regulation of property agents. Agents would need a licence and appropriate qualifications to practise, and this covers managing agents as well as estate and letting agents. A regulator would set codes of practice for conduct and complaint handling, and could withdraw the licence of any agent who falls short. I'm fully behind it. Selling or letting a home means trusting an agent with what is, for most people, the biggest asset they'll ever own. It has always struck me as strange that anyone in England can do that job without a mandatory qualification. Lord Best's working group recommended licensing and minimum qualifications in its 2019 report on the regulation of property agents, and this is the first firm commitment from the government to act on that recommendation.

Why qualifications matter when you choose an agent

Fees have been pushed down for years, and the cheapest quote often comes with a thin service, where viewings go unaccompanied and nobody chases the buyer's solicitor once a sale is agreed. I'd like licensing to change how people choose an agent, so that qualifications and service count for as much as the fee. At Miller Rose we work to a standard we call Property Done Properly, and I'd welcome a regulator holding every agent in the country to something similar. When you're choosing an agent now, look at reviews, service, SLA’s and ask what qualifications the person handling your sale or tenancy holds. The firm's redress scheme matters as well, because it gives you a route to an independent complaint if something goes wrong.

What could licensing means for buyers, sellers, landlords and tenants

Obviously nothing has been confirmed as yet, so this is speculation, but as-and-when licensing is introduced it could mean a host of things. If you're selling, your agent's valuation sets the price your home goes to market at. Mandatory qualifications should mean the person giving that valuation has been trained to do it, and a code of practice would set out how they keep you informed once a buyer is found.

For buyers dealing with an agent who is working for the seller can create uncertainty about where they stand so a regulator's code of conduct could cover how agents treat buyers as well, and a buyer with a complaint would be raising it against an agent whose licence is at stake.

On the rental side, for landlords, the agent may be holding your rent and your tenants' deposits - not always but in most cases. Licensing could mean the firm you trust with that money has to meet a set standard, and keep meeting it, to stay in business. Last but by no means least, tenants and residents. Tenants rarely choose their letting agent, because the landlord usually does. Under licensing, the agent handling your tenancy could be qualified and answerable to a regulator, whoever the landlord appoints.

What the announcement means for leaseholders

The announcement also covers leaseholders and homeowners on privately managed estates. Ministers plan to cap the fees landlords charge for permission to keep a pet or make small cosmetic changes. Administration fees would be capped too, such as the charge for supplying a building safety certificate or recording a change of mortgage lender. A public consultation will decide which fees are capped and by how much. If you're buying a leasehold apartment in Birmingham city centre before the caps come in, ask the managing agent for their full fee schedule before you exchange.

Estate agent licensing: common questions

Do estate agents need a licence now?
No. In England you can work as an estate agent without a licence or a mandatory qualification. Agents must belong to a government-approved redress scheme, and letting agents who hold client money must also be members of a client money protection scheme.
Will letting agents and managing agents need a licence too?
Yes. The government's plans cover property agents broadly, including letting agents and managing agents. Letting agents are already working under new rules following the Renters' Rights Act, which came into force on 1 May 2026.
When will licensing come in?
The government hasn't given a date. A consultation on mandatory qualifications is planned for 2027, and legislation will follow when parliamentary time allows.
When the government publishes more detail, I'll set out what it means for our clients. If you're thinking about selling or letting in Birmingham and would like to talk it through, call us on 0121 347 6116 or book a valuation.

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