The private rented sector has undergone some of its most significant changes in decades.
\nFor landlords, letting a property has never simply been about finding a tenant and collecting the rent. But with the Renters’ Rights Act now changing the way tenancies operate in England, the responsibilities involved in managing a rental property have become considerably more complex.
","Slug":"being-a-landlord-has-changed-are-you-up-to-date","Date":"2026-09-28","news_category":{"Title":"LETTINGS","Slug":"market-news"},"Image":{"alternativeText":"","url":"https://ggfx-rolstons.s3.eu-west-2.amazonaws.com/i.prod/shutterstock_2433550363_e3365ab4bc.jpg","url_sharp":{"childImageSharp":{"gatsbyImageData":{"layout":"constrained","backgroundColor":"#b8d8e8","images":{"fallback":{"src":"/static/4f7941bd20d1f982cc9ff1c174041483/e9fbf/shutterstock_2433550363_e3365ab4bc.jpg","srcSet":"/static/4f7941bd20d1f982cc9ff1c174041483/47073/shutterstock_2433550363_e3365ab4bc.jpg 210w,\n/static/4f7941bd20d1f982cc9ff1c174041483/92751/shutterstock_2433550363_e3365ab4bc.jpg 420w,\n/static/4f7941bd20d1f982cc9ff1c174041483/e9fbf/shutterstock_2433550363_e3365ab4bc.jpg 840w,\n/static/4f7941bd20d1f982cc9ff1c174041483/92058/shutterstock_2433550363_e3365ab4bc.jpg 1680w","sizes":"(min-width: 840px) 840px, 100vw"},"sources":[{"srcSet":"/static/4f7941bd20d1f982cc9ff1c174041483/5dc88/shutterstock_2433550363_e3365ab4bc.webp 210w,\n/static/4f7941bd20d1f982cc9ff1c174041483/239c3/shutterstock_2433550363_e3365ab4bc.webp 420w,\n/static/4f7941bd20d1f982cc9ff1c174041483/61848/shutterstock_2433550363_e3365ab4bc.webp 840w,\n/static/4f7941bd20d1f982cc9ff1c174041483/831ed/shutterstock_2433550363_e3365ab4bc.webp 1680w","type":"image/webp","sizes":"(min-width: 840px) 840px, 100vw"}]},"width":840,"height":480}}}},"Author":null,"Content":[{"id":"6aba4f9d38ee74291909c7a5","moduleType":"NormalText","moduleData":{"Text":"Since 1 May 2026, many of the most significant provisions of the Renters’ Rights Act have been in force, affecting both new and existing tenancies.
\nAt Rolstons, we believe this makes professional advice and good property management more important than ever.
\nSection 21 has gone
\nOne of the biggest changes is the abolition of Section 21 ‘no-fault’ evictions.
\nLandlords can no longer use Section 21 to regain possession of a property and must instead have an appropriate legal ground for possession and follow the Section 8 procedure.
\nLegitimate circumstances remain in which landlords can recover their properties, including where they intend to sell or move into the property, as well as grounds relating to rent arrears, anti-social behaviour, and breaches of the tenancy.
\nHowever, you must follow the correct ground, notice, and procedure.
\nFixed-term ASTs have been replaced
\nThe traditional system of fixed-term Assured Shorthold Tenancies has also changed.
\nThe vast majority of private tenancies now operate as assured periodic tenancies, running on a rolling basis rather than having a predetermined end date.
\nFor landlords who have been letting properties for many years, this represents a fundamental change to the way tenancies are structured.
\nRent increases are more regulated
\nThere are also new procedures governing rent increases.
\nLandlords generally need to use the statutory Section 13 process, giving at least two months' notice, and rent cannot normally be increased more than once a year.
\nTenants also have the ability to challenge a proposed increase if they believe it exceeds the open-market rent.
\nRental bidding has ended
\nAnother important change affects the way properties are marketed.
\nLandlords and letting agents must advertise an asking rent and cannot encourage prospective tenants to bid above it or accept an offer above the advertised rent.
\nThis makes accurate rental valuations from the outset increasingly important.
\nSetting the right rent isn't simply about maximising income; it is about understanding current demand, comparable properties and the legislation governing how a property can be marketed.
\nRequests for pets must be considered
\nTenants now have greater rights to request permission to keep a pet.
\nA landlord can still refuse a request where there is a valid reason, but requests need to be properly considered rather than automatically rejected.
\nCompliance doesn't stop there
\nThe Renters’ Rights Act is only part of a landlord's responsibilities.
\nExisting requirements surrounding areas such as deposit protection, gas and electrical safety, Right to Rent, energy performance, smoke and carbon monoxide alarms and property maintenance continue to require careful management.
\nThe Government has also strengthened enforcement provisions under the Renters’ Rights Act. Local authorities have greater powers, while the scope of Rent Repayment Orders has been expanded and the maximum potential award increased from one to two years' rent for applicable offences.
\nFor a landlord managing their own property alongside a career, business or family commitments, there is increasingly a lot to keep track of.
\nFinding the tenant is only the beginning
\nA successful tenancy starts with finding the right tenant, but professional property management goes much further.
\nIt means ensuring the appropriate checks and documentation are completed, monitoring the tenancy, dealing with maintenance, managing contractors, overseeing rent collection and responding when problems arise.
\nAnd, importantly, it means keeping abreast of changing legislation.
\nFurther guidance for landlords
\nThe changes introduced by the Renters' Rights Act are significant, and individual circumstances can vary. Landlords who would like to read the legislation and guidance in more detail can find further information in the Government's official guidance:
\nhttps://www.gov.uk/guidance/renters-rights-act-an-overview-for-landlords?utm_source=chatgpt.com
\nLet us take care of your letting
\nAt Rolstons, our lettings and property-management team is here to help landlords navigate an increasingly regulated rental market across Watford and the surrounding areas.
\nWhether you own one investment property or a larger portfolio, we can tailor our service around the level of involvement you want.
\nYou may simply need help finding and referencing the right tenant, or you may prefer us to take responsibility for ongoing property management.
\nEither way, our objective is straightforward: to protect your investment, look after your property and make being a landlord as straightforward as possible.
\nIf you are currently managing a property yourself, have a tenancy approaching a change, or would simply like a second opinion on your current arrangements, speak to the Rolstons team on 01923 777790 or lettings@rolstons.co.uk
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