The Odjo blog
Notes from the front desk.
Ideas, updates and guides from the team building the AI front desk. How calls get answered, how records stay tidy, and what changes when nobody has to miss an enquiry.
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RRA Phase 2: the PRS Database, the Landlord Ombudsman, and getting your portfolio registration-ready
Phase 1 is done. Phase 2 - a mandatory PRS Database and a new Landlord Ombudsman - rolls out from late 2026. Neither is live yet, but the data audit that gets your managed portfolio ready takes months. Here is what's coming and what to do now.
Rent in advance is capped at one month: how to de-risk a let without it
The six-months-upfront safety net is gone - you can't ask for, encourage or accept more than one month's rent in advance. Here is how to de-risk a borderline let the compliant way: guarantors, rent guarantee insurance and proper referencing.
Awaab's Law and the Decent Homes Standard are coming to the PRS: what to do before they land
Neither is live for private rentals yet - but Awaab's Law and a reformed Decent Homes Standard are confirmed to be coming, and they turn property condition into a documented, deadline-driven duty. Here is what's coming and how to get ahead of it.
Onboarding the self-managing landlord: a compliant take-on under the Renters' Rights Act
Self-managing landlords are calling, and the compliance load is why. But an inherited tenancy comes with inherited risk. Here is how to run a take-on that protects you and the landlord - what to check, what to re-serve, and how to price the risk.
Pre-1 May possession notices: the 31 July 2026 deadline, the two clocks, and what to do now
Old notices are a melting asset. Any Section 21 or Section 8 served before 1 May must reach court by 31 July 2026 - or the earlier six or twelve-month limit - or it dies. Here is how to audit every live notice, triage which to issue, and re-serve cleanly if the deadline has gone.
Rent arrears under the Renters' Rights Act: mandatory grounds, the 3-month rule, and the process your agency needs
Section 21 is gone. Section 8 is now the only route to possession for arrears, and the rules have changed. Here's the new mandatory threshold, the day-by-day process, and the documentation that wins at court.
Student lettings 2026: handling the summer enquiry surge under the new RRA rules
Student let season hits in seven weeks. New rules + same volume = bottleneck. Here's how to set up your enquiry triage, viewings, paperwork and staffing so July doesn't break your team - or your compliance.
The periodic tenancy playbook: rent reviews, notices and end-of-tenancy under the new default
Fixed-term ASTs are gone. Periodic is now the default. This is the operational manual for managing rent reviews, serving the right notices, and handling the mid-tenancy moments that used to be quiet - and aren't anymore.
30 days under the Renters' Rights Act: what UK letting agencies are actually seeing
The first month of the Renters' Rights Act has produced more questions than answers. Here's what's actually happening in inboxes, on the phones, and at the tribunal - drawn from the agencies we work with across the UK.