Is Your Rental Ready for the New Rulebook?
The rental market continues to evolve, but so too have the rules around how properties are let and managed. As we head towards autumn, now is a good time for landlords to review tenancies, rent processes, maintenance and record-keeping.
Rental property management has entered a new phase in 2026. Demand, affordability and property standards remain important, but landlords must now ensure their everyday processes reflect significant changes to tenancy law.
For landlords in England, the first phase of the Renters' Rights Act 2025 came into force on 1 May 2026, bringing changes to how tenancies operate, how rents can be increased and how landlords regain possession.
Several months on, the priority is no longer simply knowing that the law has changed. It is making sure your property management has changed with it.
Review Every Active Tenancy
Start with an audit of each property and tenancy.
Check that your records are complete and that you can easily locate important tenancy information, deposit protection details, safety certificates, inspection records and repair correspondence.
Most existing assured shorthold tenancies became assured periodic tenancies on 1 May, with new assured tenancies also operating on a periodic rather than fixed-term basis. Section 21 'no-fault' evictions have also been abolished. Landlords can still regain possession for legally defined reasons, but the appropriate possession ground, evidence and notice procedure must now be followed.
Good record-keeping therefore matters more than ever. It provides a clear history of what was requested, what action was taken and when communication occurred, which can prove invaluable if there is a disagreement later.
Professional advice should always be taken before serving notice, particularly where circumstances are complex.
Check How Rent Is Advertised And Reviewed
The new rules have also changed how rents are advertised and increased.
In England, landlords and agents must advertise a specific rent and cannot encourage or accept offers above that figure. Rent increases for assured periodic tenancies are generally limited to once a year, cannot take place within the first 12 months of a new tenancy and require at least two months' formal notice using the prescribed process. Tenants also have the right to challenge an increase they believe exceeds the open-market rent.
That makes getting the rent right from the outset particularly important.
Rather than relying on national averages, look at genuine local comparables alongside the property's size, condition, location, energy performance and current demand.
For existing tenancies, make sure any proposed rent review follows the current procedure rather than relying on an informal message or an outdated clause within an agreement.
Get Ahead Of Autumn Maintenance
As summer draws to a close, this is also a sensible time to look at the physical condition of your rental property before colder and wetter weather arrives.
Roofs, gutters, external seals, heating systems and ventilation are all worth reviewing. Ask tenants whether they have noticed leaks, condensation, faulty fittings or any changes in the property's condition.
Early attention is usually less disruptive and less expensive than dealing with an emergency repair in the middle of winter.
Just as importantly, make sure there is a clear process for tenants to report problems.
Requests should be acknowledged, recorded and followed through to completion. Where contractors are required, retain appointment details, invoices and confirmation of the work carried out. If access is delayed, keep a record of attempts to arrange it.
A reliable repair process helps maintain a good landlord-tenant relationship while protecting the condition and long-term value of the property.
Prepare For What's Coming Next
The changes haven't finished yet.
The government's implementation roadmap provides for further measures from late 2026, including a new Private Rented Sector Database and Landlord Ombudsman. Further reforms concerning property standards are planned in a later phase.
Rather than waiting for the next deadline, landlords can use the coming months to make sure ownership information, correspondence details and compliance documents are organised and up to date.
If you own several rental properties, consider whether your records are held within one consistent system rather than scattered across emails, notebooks and phones.
It is also a useful opportunity to look at the bigger picture. Review maintenance spending, void periods, insurance, finance costs and the performance of each tenancy.
A property achieving a high headline rent isn't necessarily your strongest investment if it experiences regular voids or repeated maintenance issues. Equally, a well-maintained home with a reliable long-term tenant can provide considerable stability.
The rental market continues to offer opportunities, but successful letting increasingly depends on good management, accurate records and staying ahead of changing responsibilities.
If you'd like advice on letting your property or want to review how your current rental is performing, get in touch and we'll be happy to talk through your options.