Rightmove Legal Challenge: What London Landlords Need to Know to Mitigate Risks

Background: The Rightmove Legal Challenge Explained

In a landmark development for the UK residential property market, Rightmove faces a collective legal claim alleging it levied unfairly high subscription fees on letting agents and housebuilders from April 2020 through to April 2026. The Competition Appeal Tribunal will decide in November 2026 whether to certify this collective action for trial — a critical juncture that could reshape portal pricing and market practices.

Rightmove, as the UK's dominant property portal, commands substantial influence over landlords’ and agents’ ability to market rental properties. Allegations that it overcharged could have broad implications, especially for those heavily reliant on its platform.

Why This Matters to London Landlords

For landlords — whether managing a single property, a buy-to-let portfolio, or multiple HMOs — Rightmove's role is central to attracting quality tenants quickly. However, this case exposes several risk factors:

• Financial exposure: Overpaid subscription fees between 2020 and 2026 may be recoverable if the claim succeeds.
• Operational dependency: Heavy reliance on one portal could limit marketing flexibility and increase vulnerability to pricing or policy changes.
• Compliance and documentation: Maintaining clear records of fees and agreements is now more important than ever.

Accidental landlords with less frequent listings may have paid less in fees but should remain alert, while professional landlords and letting agents bear a higher potential impact due to larger listing volumes.

Key Tribunal Deadlines and What They Mean

• 29 July 2024: Deadline for Rightmove to submit its defence.
• 25 September 2024: Deadline for claimant response.
• November 2026: Tribunal decision on collective action certification.

These dates mark critical points when the case’s trajectory will become clearer. Landlords and agents should watch closely, as a certified collective action trial could open pathways for claims for overcharged fees.

Practical Steps to Mitigate Risk

1. Review Historical Payments: Gather and scrutinise all Rightmove subscription invoices and contracts from April 2020 onwards. This includes direct payments by landlords or reimbursements via agents.

2. Assess Dependence on Rightmove: Consider what proportion of tenant enquiries and lettings derive from Rightmove listings. If high, explore alternative portals such as Zoopla, OnTheMarket, or niche London-specific platforms to diversify marketing channels.

3. Preserve Documentation: Keep detailed records of all communications, contracts, invoices, and fee notices related to Rightmove subscriptions. These could be essential for any future claims or negotiations.

4. Seek Professional Advice: Consult legal or industry specialists to understand potential impacts, especially if you or your managing agents might participate as claimants or are concerned about rights and recouping fees.

5. Communicate with Stakeholders: Landlords using agents should request transparency about portal fees charged and discuss the potential implications of this legal action.

Considering Different Landlord Profiles

• Single-Unit Landlords: Though generally exposed to fewer fees, it’s worth reviewing any associated agent charges and portal subscriptions to check for possible overpayments.

• HMO Landlords and Portfolio Owners: Given their higher listing volumes, these landlords stand to benefit most from thorough fee audits and should proactively engage agents on this matter.

• Accidental Landlords: Even with minimal listings, maintaining awareness of this case can prevent being overlooked in any claims process.

Strategic Planning Ahead

Landlords and property teams should integrate this issue into upcoming budgeting and operational reviews. With the tribunal’s decision still two years away, now is the time to:

• Benchmark current portal subscription costs against market alternatives.
• Plan marketing strategies that reduce over-reliance on any single portal.
• Schedule reviews with legal or industry advisers for mid-2024 following key tribunal deadlines.

How Rentals & Sales Can Support You

Our expert team offers tailored portfolio reviews, compliance audits, and pricing strategy consultations designed to help London landlords navigate these evolving challenges. We can assist with:

• Analysing your Rightmove subscription history for potential cost recovery.
• Diversifying your property marketing approach.
• Educating your team and agents on compliance and risk mitigation.

Contact us to arrange a consultation that aligns with your portfolio size and operational needs.

Disclaimer: This article is for informational purposes and does not constitute legal advice. Landlords should seek professional legal counsel regarding their specific circumstances related to the Rightmove legal proceedings.