Why “Private Lettings” No Longer Exist in 2026
Thinking of renting out your home? With major rental reforms arriving in 2026, the days of private, informal lettings are over. Here’s what every homeowner needs to know to stay compliant, protected and prepared.
Our specialist lettings team at Newton & Co Lettings Limited explains what homeowners need to understand when considering renting out their property under the current regulatory framework.
While this article is shared by Newton & Co Limited, all lettings advice and property management services are handled by our dedicated sister company, Newton & Co Lettings Limited.
For many years, homeowners felt comfortable letting their property privately, perhaps to a friend, a colleague, or someone recommended locally. The process often felt simple: agree a rent, hand over the keys, and deal with issues as they arose. But with tighter regulation and the introduction of Renters Reform changes in May 2026, renting a property can no longer be approached casually or without professional oversight.
Whether you’re considering letting your home as a short-term alternative to selling, a longer-term investment, or due to a change in circumstances, understanding why private lettings are no longer viable and what’s required instead, is essential.
Regulation Has Outpaced Informal Renting
Over the past decade, the private rental sector has undergone extensive reform. What was once considered “best practice” is now a legal requirement, and the regulatory framework continues to expand.
Landlords are now legally responsible for meeting a wide range of statutory obligations, including:
- Right to Rent checks
- Legally compliant tenancy agreements
- Deposit protection within an approved scheme
- Energy Performance Certificate (EPC) compliance
- Valid gas and electrical safety certification
- Legionella risk considerations
- Smoke and carbon monoxide alarms
- Fitness for Human Habitation standards
- Correct service of prescribed documents at the start of the tenancy
Failing to comply with even one of these requirements can have serious consequences, including restrictions on a landlord’s ability to regain possession of their property.
The days of simply finding a tenant and hoping for the best are long gone. Renting is now a regulated, accountable process that demands attention to detail from the very beginning.
Renters Reform 2026: A Shift in Risk and Responsibility
The Renters Reform changes introduced in May 2026 represent one of the most significant shifts in landlord responsibilities to date. With the removal of Section 21 “no fault” evictions, landlords must now rely entirely on legally valid, evidence-based grounds should they ever need a tenant to leave.
This makes it more important than ever that:
- Tenancies are set up correctly from day one
- All legal documentation is issued accurately and on time
- The property meets mandatory standards
- Records are properly maintained
- Communication is handled consistently and professionally
Any error at the start of a tenancy can seriously compromise a landlord’s position later. While many assume the risk sits with the tenant, in reality, compliance failures place landlords at far greater risk.
The Emotional Side of Letting Your Own Home
Letting a property you own, especially one you’ve lived in, often carries emotional weight. Memories, attachment, and concerns about how the property will be treated can all add pressure.
When issues arise, such as late rent, maintenance disputes, or difficult conversations, emotions can quickly become involved. This is where an experienced third party becomes invaluable, providing distance and professionalism.
A managed approach typically includes handling:
- Rent collection and arrears
- Maintenance issues and contractor access
- Tenant communication and complaints
- Routine inspections
- Renewal negotiations
- Legal notices served correctly and lawfully
Without this buffer, many landlords find the experience stressful and overwhelming, particularly when the tenant is someone they know personally. In fact, many of the most difficult situations arise from arrangements that began with good intentions between friends or family, but later became emotionally and legally complex.
When Things Don’t Go to Plan
Letting a property carries financial and legal risks that are often underestimated, particularly in informal arrangements:
- What if rent payments stop?
- How will mortgage payments, insurance, or service charges be covered?
- What happens if a tenant refuses to leave?
- Are you protected if serious damage occurs?
Even straightforward possession cases can take several months, and under the new framework, landlords must be confident that every aspect of the tenancy is compliant to avoid costly delays or legal challenges.
Professional management is not simply about convenience, it’s about protecting your investment.
Before a tenancy begins, a property must meet specific legal standards. Failing to do so can:
- Prevent you from regaining possession later
- Increase financial and legal liability
- Reduce tenant quality
- Lead to unexpected and avoidable costs
From safety certification and inventories to energy efficiency and prescribed information, preparation is essential and not something that can be guessed or rushed.
Renting or Selling: Understanding Your Options
You may be weighing up whether to rent your property out or proceed with a sale. Both options have advantages and considerations, and the right choice depends on your finances, long-term plans, and appetite for ongoing responsibility.
Understanding the full implications of each route can help you make a confident, informed decision, rather than one driven by uncertainty or incomplete information.
If you’d like guidance on what renting your property would involve under current legislation, or help comparing your options, specialist advice can make the process clearer and far less daunting.
