The Renters’ Rights Act came into force on 1 May 2026, and buy-to-let landlords across England are now working under it every day. The bigger question isn’t what changed. It’s what a sensible investor does next.
Good buy-to-let property management has always meant staying organised, keeping records straight, and responding quickly when something needs attention. The Act makes that level of organisation even more important. Investors who use it as a prompt to review their approach will find the new rules easier to live with than those who wait for a problem to force the issue.
Adapting to the Renters’ Rights Act isn’t about memorising legislation. It’s about working through a checklist: tenancy paperwork, possession knowledge, rent reviews, property condition, records, and management approach. Each one feeds into the next.
Related: Staying compliant under the Renters’ Rights Act 2025: the value of professional letting support
Start with your existing tenancy arrangements
Every assured shorthold tenancy became a periodic tenancy once the Act took effect. That shift touches paperwork, renewal processes, and how agreements are worded. It’s worth confirming your own arrangements actually reflect it.
Check your agreements match the new default
Fixed terms are gone for new lettings. Tenancies now run on a rolling periodic basis from the outset, and tenants can generally leave by giving up to two months’ notice, although a shorter period can be agreed in writing. Templates for new lettings should now reflect the assured periodic tenancy model and should not create a fixed end date.
Revisit how you record rent reviews
For rent increases under the new regime, landlords must use the Section 13 process rather than relying on contractual rent review clauses. It’s worth reviewing your existing agreements and records so you know which increases were already agreed or took effect before the new rules applied.
Get comfortable with the new possession framework
Section 21 no longer exists. Every possession claim now needs a specific ground under Section 8 of the Housing Act 1988, and the landlord must meet the requirements of the relevant ground. Investors don’t need to memorise the whole schedule, but a working knowledge of the grounds they’re most likely to use pays off.
Know grounds 1 and 1A before you need them
Two grounds cover the situations most buy-to-let investors think about most: moving into the property, or selling it. Both come with conditions worth noting before you rely on either one.
- Ground 1, for a landlord or their close family member moving into the property, with at least four months’ notice required.
- Ground 1A, for a landlord intending to sell, also with at least four months’ notice required.
- Neither ground can result in possession during the first twelve months of a new tenancy.
Understand what happens after you use them
Using ground 1 or ground 1A comes with a restriction. The property cannot be re-let or marketed for twelve months afterwards. Get your plans settled before serving notice, since a change of mind partway through can create real complications.
Related: Selling or moving back in when your property is rented: notice rules, evidence and safeguards
Rethink how you approach rent increases
For an assured periodic tenancy, landlords must now use the Section 13 process to increase the rent. It replaces informal agreements, addendums, and contractual review clauses in one move.
Build the notice period into your calendar
A landlord must give at least two months’ notice using the prescribed Form 4A, and rent can only rise once every twelve months. Plotting your annual review date now avoids a scramble later and it keeps cash-flow forecasts realistic.
Price the increase so it holds up
Any proposed rent has to reflect open market value, and tenants can challenge a figure they consider too high at the First-tier Tribunal. Comparable local lettings and a clear rationale make an increase easier to defend if it’s ever tested.
Treat property condition as an ongoing investment, not a one-off job
Compliance work doesn’t stop once a tenancy starts. Hazards such as damp and mould sit firmly within a landlord’s ongoing responsibility, and the standard expected of a rented home hasn’t dropped.
Stay ahead of damp and mould
Regular inspections catch small issues before they become expensive ones. A ventilation problem noticed early costs far less to fix than a full damp treatment months later, and it keeps the tenant relationship on good terms too.
Keep your compliance certificates current
A missed renewal is one of the easiest things to overlook, and one of the most damaging if a possession case or tribunal challenge ever depends on it. Worth checking regularly:
- Gas safety certificate, renewed annually.
- Electrical Installation Condition Report.
- Energy Performance Certificate.
- Deposit protection records and prescribed information.
Keep records that would satisfy a tribunal, not just a spreadsheet
Good record-keeping has always been good practice. Under the new rules, it is more important than ever. If a tenant challenges a rent increase or contests a possession claim, the paperwork you can produce matters.
Document communications as you go
Save copies of every notice, inspection report, and repair confirmation. A short note after each phone call or viewing takes a minute to write, and it can save hours of reconstruction later if a dispute arises.
Store everything somewhere you can actually find it
A folder per property, organised by tenancy, keeps rent reviews, deposit protection certificates, and maintenance records in one place. It sounds basic, but it’s the difference between a five-minute search and a stressful one.
Ask whether self-management still fits your time
Many landlords have managed their own properties for years without difficulty. The question worth asking now is whether the time and knowledge required to keep up with buy-to-let compliance still fit around everything else on your plate.
At Nicholas Humphreys, we’ve helped investors manage every part of this transition, from serving the right notices to keeping inspection and compliance records in order. A managing agent lifts the administrative weight off a landlord’s shoulders and keeps the Renters’ Rights Act compliance consistent across a whole portfolio.
Look past compliance to the wider investment picture
Compliance is the foundation, not the whole strategy. Once your tenancy arrangements, possession knowledge, and record-keeping are in order, it’s worth stepping back to look at the investment itself. A few questions worth revisiting each year:
- Does the rent still reflect what similar local properties are achieving?
- Is tenant demand for the property holding steady?
- Does the property need updating to stay competitive?
- Do the running costs still support the return you’re looking for?
Rental value, tenant demand, and property condition all shift over time, and the Act is a natural prompt to review each of them. A property that made sense a few years ago might need updating, repricing, or simply a fresh look at what tenants in the area are asking for now.
The Act is already part of daily practice for most landlords in England. What separates a proactive investor from a reactive one is how consistently they review their approach, rather than treating compliance as a single task to tick off. Contact your local Nicholas Humphreys branch today to discuss how we can support your portfolio through the new operating environment.
