Date Published 20 February 2026
In Part 1, we looked at what we do — and don't know about the Renters' Rights Act. While some of the finer details are still being confirmed, the overall direction is clear. The way tenancies are structured, managed and reviewed is changing, and preparation will make all the difference.
In this second part, we're focusing on the practical steps landlords can start taking now, so the changes don't feel overwhelming when they come into force.
1. Shift Your Mindset From 'Renewals' to Ongoing Tenancies
One of the biggest changes landlords will notice is the move away from fixed-term renewals.
Historically, many landlords used renewals as a natural checkpoint — to review rent, reassess the tenancy, or simply regain a sense of certainty. Under the new system, tenancies will be ongoing, and that means:
• There won't be a natural 'end date' to plan around
• Rent reviews will need to be planned annually
• Communication with tenants becomes even more important
Now is a good time to think of tenancies as long-term relationships, rather than fixed blocks of time. Well-managed, longer tenancies often result in lower void periods, fewer reletting costs, and more stable income.
2. Get Your Paperwork and Compliance in Order
With Section 21 being removed, process and evidence will matter more than ever.
Landlords should be confident that:
• Gas safety certificates are up to date
• Electrical safety reports are valid
• EPCs meet the required standard
• Deposit paperwork is correct and complete
• Any issues raised by tenants are logged and addressed
If possession is ever required in the future, being able to demonstrate that you've met your obligations as a landlord will be crucial. Good compliance isn't just a legal requirement — it's your strongest protection.
3. Plan Rent Reviews More Carefully
Rent increases will be limited to once per year and must follow the correct legal process. This means rent reviews will need to be:
• Thought through
• Properly timed
• Supported by local market evidence
Rather than relying on renewal points, landlords should start thinking about annual rent review dates and ensuring increases are realistic and defensible.
A well-judged increase, clearly explained, is far less likely to be challenged than a sudden or poorly supported one.
4. Review How You Assess Tenant Applications
The Renters' Rights Act strengthens protections against discrimination, including blanket bans on:
• Tenants in receipt of benefits
• Families with children
• Reasonable pet requests
This doesn't mean landlords must accept every applicant. It does mean decisions should be based on individual circumstances, affordability, and suitability — not broad policies.
Now is a good time to review:
• Application criteria
• Referencing processes
• How decisions are documented
Clear, fair processes protect both landlords and tenants.
5. Be Proactive About Property Standards
The Act raises expectations around property condition and maintenance. Standards such as the Decent Homes Standard and rules around damp and mould place a greater emphasis on:
• Early intervention
• Regular inspections
• Clear repair timelines
Landlords who stay on top of maintenance are far less likely to face disputes, enforcement action, or complaints later down the line.
If you haven't already, consider:
• Scheduling regular property checks
• Encouraging tenants to report issues early
• Acting promptly when problems arise
Good maintenance protects your asset as well as your tenant.
6. Understand the Role of Managing Agents Going Forward
The changes introduced by the Renters' Rights Act will increase the administrative and legal responsibilities involved in letting property.
For many landlords, this is where a professional managing agent becomes even more valuable — not just to collect rent, but to:
• Keep up with changing legislation
• Serve notices correctly
• Handle disputes and challenges
• Maintain clear records
• Act as a buffer between landlord and tenant
If you currently self-manage, it's worth considering whether you have the time and knowledge to stay fully compliant as the landscape becomes more complex.
7. Don't Wait for the Last Minute
One of the most important things landlords can do is avoid a reactive approach.
Waiting until the legislation is fully live may mean:
• Rushed decisions
• Missed details
• Increased risk of disputes
Landlords who take time now to understand the changes, review their processes, and ask questions will be in a far stronger position when the new rules come into force.
The Renters' Rights Act is a significant shift, but it's not designed to punish good landlords. Those who operate professionally, maintain their properties, and treat tenants fairly are already aligned with the direction of travel.
In Part 3, we'll look at:
• How possession is expected to work under the new rules
• Common landlord concerns and misconceptions
• How disputes are likely to be handled going forward
As always, we'll continue to break things down in clear, practical terms — so you can move forward with confidence.
If you'd like tailored advice about how these changes may affect your own property or portfolio, we're always happy to help.
