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[H3] Landlords Must Act Now

The Renters’ Rights Act introduces major changes for landlords from 1 May 2026. Yet many investors are still unsure what the new rules mean in practice.
Our latest video and blog article break down the legislation in plain English and explain the practical steps landlords should take now to stay compliant and protect their investment.
Through our Investor Community, we’ve guided landlords through every phase of the legislation – sharing myth-busting insights, expert interviews, and real-world advice designed to cut through the noise and focus on what actually matters.
If you’d prefer the changes handled for you, our lettings specialists can take care of everything. Helping you stay compliant, protect your income, and keep your rental property performing without the hassle.
Read the latest article, watch the update, and speak to your local lettings team today.
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REDUCING THE HASSLE

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SUPPORT AT EVERY STAGE

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ONLY PAY FOR SUCCESS

Benefit from the most significant sales force dedicated to achieving the best price within your timeframe.
In addition to award-winning marketing, our sales staff make hundreds of calls to actively sell your property and identify the most suitable buyer, depending on your objectives.
For your peace of mind, we also handle price negotiations, plus our financial advisers help with any mortgage requirements.

Friendly expert advice is always available from a dedicated team, typically based within 10 minutes of your property.
As a full-service agency, you can trust us to look after everything. You will not be asked to rely on an online platform or a national call centre. Instead, we take a more personal approach and will be with you every step of the way.
Available via email, text, phone and most importantly, in person 7 days a week.

A priority is to keep hassle to a minimum. That's why our number one investment is in the brilliant staff at each office.
We understand your time is precious, so we speak to all buyers before they view your property. Checking their financial position and ability to move ensures less wasted time. For your convenience, staff can also conduct the viewings. This is a free service to all customers.
Our 5 Star Google reviews often refer to our excellent communication. You'll find the ability to speak to familiar people a pleasure.

The increased service and our attention to detail after you agree an offer on your property helps the progression up to your moving date.
Coordinating your legals and financial arrangements, alongside any 'chain' takes considerable effort and experience - Doing it yourself online or directly with solicitors is nearly impossible. Our locally based Sales Progressors will keep everyone on track and smooth any issues.
Our customers feel confident knowing how much support we offer at every stage.

The fee agreed, is the fee you pay on the successful sale of your property. If your plans change, you pay zero, zilch, nothing!
There are no hidden costs, no up-front selling fees, or loan agreements. All customers receive our terms of business which clearly state the fees associated with the sale of your property.
For more information about our services, contact us today.

[H4]
BEST PRICES IN THE QUICKEST TIME

Benefit from the most significant sales force dedicated to achieving the best price within your timeframe.
In addition to award-winning marketing, our sales staff make hundreds of calls to actively sell your property and identify the most suitable buyer, depending on your objectives.
For your peace of mind, we also handle price negotiations, plus our financial advisers help with any mortgage requirements.

[H4]
EXPERT ADVICE 7 DAYS A WEEK

Friendly expert advice is always available from a dedicated team, typically based within 10 minutes of your property.
As a full-service agency, you can trust us to look after everything. You will not be asked to rely on an online platform or a national call centre. Instead, we take a more personal approach and will be with you every step of the way.
Available via email, text, phone and most importantly, in person 7 days a week.

[H4]
REDUCING THE HASSLE

A priority is to keep hassle to a minimum. That's why our number one investment is in the brilliant staff at each office.
We understand your time is precious, so we speak to all buyers before they view your property. Checking their financial position and ability to move ensures less wasted time. For your convenience, staff can also conduct the viewings. This is a free service to all customers.
Our 5 Star Google reviews often refer to our excellent communication. You'll find the ability to speak to familiar people a pleasure.

[H4]
SUPPORT AT EVERY STAGE

The increased service and our attention to detail after you agree an offer on your property helps the progression up to your moving date.
Coordinating your legals and financial arrangements, alongside any 'chain' takes considerable effort and experience - Doing it yourself online or directly with solicitors is nearly impossible. Our locally based Sales Progressors will keep everyone on track and smooth any issues.
Our customers feel confident knowing how much support we offer at every stage.

[H4]
ONLY PAY FOR SUCCESS

The fee agreed, is the fee you pay on the successful sale of your property. If your plans change, you pay zero, zilch, nothing!
There are no hidden costs, no up-front selling fees, or loan agreements. All customers receive our terms of business which clearly state the fees associated with the sale of your property.
For more information about our services, contact us today.

[H4]
QUALITY TENANTS IN THE QUICKEST TIME

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EXPERT MARKET KNOWLEDGE

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AWARD-WINNING CUSTOMER CARE

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ADVICE FOR NEW & PORTFOLIO LANDLORDS

[H4]
PROFESSIONAL REPUTATION

Benefit from faster results without compromising the quality of your tenants.
With our greater understanding of the available marketing channels, we provide strategic tactics to gain higher tenant enquiries. By cleverly positioning your property, we deliver a broader selection of tenants from which to choose.
Crisp, bright photography ensures your investment stands out with true-to-life images.

To provide the latest insights, we offer a full market appraisal, demonstrating the rent you can expect.
For many years landlords have trusted our accuracy. To price your property for the best return while avoiding an empty investment that's not paying you money.
Because of our local knowledge, 70% of our properties are let within 10 days.

Hand us your keys, and we will remove the hassle of viewings, tenant referencing, and property management.
Our fully managed package has become the most popular service available. We also provide insurance policies that protect your rental payments up to the value of £100,000. We are offering you peace of mind throughout the tenancy.
Benefit from award-winning customer support, regular inspections, plus the convenience of our mobile app to monitor the status of your property.

We understand landlord requirements differ depending on the property type and size of your portfolio. Therefore, we offer advice tailored to your experience.
If you are new to property investment, our lettings specialists will guide you through every stage. This includes your legal obligations and financial support should you require a buy-to-let mortgage.
Customers enjoy long-term relationships with the team, ensuring a smooth tenancy in a property maintained to the highest standards.

Our professional standards are backed by the significant lettings trade bodies, including TPO for redress and Propertymark for Client Money Protection.
We are proud of the professional reputation built over the last 30 years in the local market. And are grateful for the many 5-star Google reviews left by our customers.
For more information about our services, contact us today.

[H4]
QUALITY TENANTS IN THE QUICKEST TIME

Benefit from faster results without compromising the quality of your tenants.
With our greater understanding of the available marketing channels, we provide strategic tactics to gain higher tenant enquiries. By cleverly positioning your property, we deliver a broader selection of tenants from which to choose.
Crisp, bright photography ensures your investment stands out with true-to-life images.

[H4]
EXPERT MARKET KNOWLEDGE

To provide the latest insights, we offer a full market appraisal, demonstrating the rent you can expect.
For many years landlords have trusted our accuracy. To price your property for the best return while avoiding an empty investment that's not paying you money.
Because of our local knowledge, 70% of our properties are let within 10 days.

[H4]
AWARD-WINNING CUSTOMER CARE

Hand us your keys, and we will remove the hassle of viewings, tenant referencing, and property management.
Our fully managed package has become the most popular service available. We also provide insurance policies that protect your rental payments up to the value of £100,000. We are offering you peace of mind throughout the tenancy.
Benefit from award-winning customer support, regular inspections, plus the convenience of our mobile app to monitor the status of your property.

[H4]
ADVICE FOR NEW & PORTFOLIO LANDLORDS

We understand landlord requirements differ depending on the property type and size of your portfolio. Therefore, we offer advice tailored to your experience.
If you are new to property investment, our lettings specialists will guide you through every stage. This includes your legal obligations and financial support should you require a buy-to-let mortgage.
Customers enjoy long-term relationships with the team, ensuring a smooth tenancy in a property maintained to the highest standards.

[H4]
PROFESSIONAL REPUTATION

Our professional standards are backed by the significant lettings trade bodies, including TPO for redress and Propertymark for Client Money Protection.
We are proud of the professional reputation built over the last 30 years in the local market. And are grateful for the many 5-star Google reviews left by our customers.
For more information about our services, contact us today.

[H4] Understanding Agency Fees:
The Robinson Jackson Group operate a ‘no sale, no fee’ policy.
Online Agents may charge full fees even when they fail to sell your property.

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HomeAboutProperty News & CommentLandlords Must Act Now

[H1] Landlords Must Act Now

Join our investor community and plan the practical steps landlords should take before the Renters’ Rights Act takes effect on 1 May.

The Seasoned Investor is a quarterly publication written by a landlord for landlords. It shares practical insight into the buy-to-let market, focusing on the issues that genuinely affect investors, with minimal commercial messaging.
This Spring 2026 release is an extended edition dedicated to the Renters’ Rights Act. With the first phase of the legislation taking effect on 1 May, the publication explains the confirmed changes in plain English and outlines the practical steps landlords should now consider.
While The Seasoned Investor is normally shared with our investor community, we are also publishing this edition on our website so any landlord or buy-to-let investor can access the guidance, whether you are a Robinson Jackson customer or not.
If your first reaction to seeing the words Renters’ Rights Act is to sigh and think, “not this again”, you’re not alone.
Thankfully, with the first phase now arriving on 1 May 2026, the conversation can finally change. If you're like me, you’re not looking for more speculation. So, in this extended Spring edition I share what landlords need to know in practice and the actions you should take next.
Since the legislation first came into public attention back in 2024, I have covered it regularly through The Seasoned Investor. Interviews, myth‑busting videos (featured here) and practical guidance have all been part of helping our investor community navigate what has often been noisy and sometimes a confusing debate.
During that time, one group of people was at the end of the phone for me. My lettings team at The Robinson Jackson Group who have been answering questions from landlords, talking through concerns and helping investors maintain a level head while the detail of the legislation slowly emerged.
It is now that experience really matters. Not in amplifying the noise, but in providing clear guidance and reassurance when landlords simply want to understand what the changes mean for their property and their plans.
Now that the legislation is confirmed, we can focus on the practical steps my fellow landlords will need to take as the new rules arrive. As always, please read this as it’s intended. One landlord sharing the advice that matters most, so you can Invest Smarter to Live Better.
Andy – Your Seasoned Investor

Did you know?
The Renters Rights’ Act is being introduced in phases, with stage one taking effect from 1 May 2026. For each point below we have translated the legal wording into plain English, so you understand what the change means in practice.
If you would like guidance on any of the points below, simply quote the number when speaking to a local letting’s consultant across The Robinson Jackson Group.

1. All tenancies become periodic
From 1 May, fixed‑term Assured Shorthold Tenancies will disappear and all tenancies will become rolling periodic tenancy (often referred to as an Assured Periodic Tenancy or APT). This applies to both new and existing tenancies.
You can no longer rely on a tenancy naturally ending after six or twelve months. Tenancies will continue month‑to‑month unless the tenant leaves or a valid possession ground is used. Two months’ notice can in effect be given on day one but the earliest this would take effect is the next rent due date so that shortest tenancy will be three months.

2. Section 21 will be abolished
Landlords will no longer be able to use “no‑fault” eviction. At the same time, several Section 8 grounds have been strengthened to allow landlords to regain possession where there is a legitimate reason.
You must have a clear legal reason if you want your property back. These include situations such as serious rent arrears, the landlord wishing to sell the property, or the landlord or their family moving back into the home.
Because possession must now rely on specific legal grounds, landlords should ensure records such as rent statements, communication with tenants and tenancy documentation are well maintained should court evidence ever be required.

3. There is a short transition window for existing Section 21 notices
If a Section 21 notice was served before 1 May 2026, court proceedings must normally begin within the transition deadline later in the summer, expected to be around the end of July 2026.
If you were already planning to use Section 21, the clock is ticking. The 30 April 2026 is the final date a Section 21 notice can legally be served.

4. Rent increases will be limited to once per year
Landlords can still increase rent to market levels but only once every 12 months using the correct notice procedure.
Rent increases will still be made using a new Section 13 notice (Form 4a), but the period is moving from one month to two. Plus, and this is the key detail, a proposed increase must reflect the current local market conditions. So, keeping evidence is essential as should the tenant disagree then they can go straight to the First Tier Tribunal where you must be able to demonstrate the proposed rent reflects the true market level for comparable properties in the same area.

5. Rent bidding will be banned
Landlords and agents will not be able to invite or accept offers above the advertised rent.
The rent you advertise will need to be realistic from the start because tenants will no longer be able to compete by offering more. If a property is advertised in more than one place, the advertised rent must be consistent. Listing a higher price elsewhere would be a direct breach.

6. Large upfront rent payments will no longer be permitted
Advance payments beyond the normal monthly cycle, such as six or twelve months’ rent upfront, will be prohibited.
Tenants paying large sums upfront will become rare, making affordability checks and referencing even more important. If a tenant chooses to pay additional rent voluntarily after the tenancy begins they may do so, but landlords cannot request or require it.
For existing tenancies where rent has historically been paid in advance, tenants may choose to continue paying on this basis if they wish. However, this must be entirely voluntary and cannot be requested or required by the landlord under the new rules.

7. Tenant discrimination rules will tighten
Refusing tenants purely because they have children or receive benefits will become unlawful. Advertising a property as “No DSS” or “No children” will therefore no longer be permitted under the new rules.
Tenant selection is becoming more structured, with greater emphasis on fairness. Rather than applying blanket rules, landlords will need to assess applicants based on affordability, reliability, and the suitability of the property. For example, the size and number of bedrooms. This creates a clearer, more consistent approach to choosing the right tenant for your property.

8. Pet requests must be considered properly
Landlords will need a legitimate reason to refuse a tenant’s request to keep a pet.
You may see more tenants asking for pets, but landlords can still refuse where there is a genuine reason such as lease restrictions. Landlords can still ask for Tenants to obtain the insurance but by no means does that guarantee the tenants will maintain that cover!

9. Phase 2 expected late 2026 introduces further changes
A national property portal held by government will record landlords and their properties to demonstrate compliance with legal requirements. Plus, a new ombudsman scheme is expected to follow later in the implementation programme.
Landlords will eventually need to register their properties and comply with a formal dispute resolution system. Ombudsman decisions are expected to be binding and free for tenants.

10. Phase 3 is implemented later and includes decent homes standards
Details of phase three not confirmed incomplete. Still, privately rented properties will need to meet minimum standards and landlords will be expected to address health-hazards quickly.
Stricter guidelines and timeframes are expected covering issues such as damp, mould and other serious hazards under the extension of Awaab’s Law into the private rented sector. Properties must be investigated and emergency hazards addressed within 24 hours.
The Government is also reviewing the Housing Health and Safety Rating System (HHSRS) with proposals to simplify the current framework. This includes reducing the number of hazard categories from 29 to 21, making the system easier for landlords, agents and tenants to understand and apply in practice.
Note: The reforms mainly apply to standard private residential tenancies in England, with some specialist arrangements such as purpose-built student accommodation and company lets remaining outside the scope of the Act.

What Landlords Should Do Now
Here are the important steps landlords should consider in the weeks leading up to 1 May.

1. Review any tenancy where there may already be concerns
If you have tenants who are already struggling with rent payments or where the relationship has become difficult, take advice now. Waiting until after 1 May may reduce the options available to you.

2. Consider whether Section 21 action is needed
Where landlords are already considering possession, timing matters. With Section 21 being phased out, and notices only remaining valid for a limited period, it’s important to review your position now.

3. Audit your paperwork
In the new system, documentation becomes even more critical. Ensure tenancy agreements, safety certificates, deposit registration, rent statements and tenant correspondence are up to date and easily accessible.

4. Prepare to issue the Government information sheet
Tenants and any Guarantors must receive a government-led 4-page pamphlet explaining the new rules. If your property is managed, good news, The Robinson Jackson Group will email your tenants and if applicable the Guarantor on your behalf.

5. Review tenants paying rent in large upfront sums
If any tenants currently pay six or twelve months’ Rent In Advance (RIA), these arrangements should be reviewed before the new rules take effect.
For existing tenancies, tenants may choose to continue paying rent in advance if they wish. However, this must be entirely voluntary and cannot be requested or required by the landlord under the new rules.
It is important to keep a clear record of when any advance payment periods are due to end, as the usual prompt of a tenancy renewal will no longer apply.

6. Strengthen tenant referencing
With Section 21 removed, the importance of selecting reliable tenants increases. Affordability checks and robust referencing will become even more important.
However, it is not just about the numbers. Understanding a tenant’s circumstances, including their reasons for moving, how long they intend to stay and whether the property suits their longer-term needs, will play a key role in selecting the right tenant.
Taking a more considered approach at the outset can significantly reduce the risk of issues later. For this reason, many landlords choose to work with a letting agent who has access to advanced referencing tools and the experience to assess both the financial and practical suitability of an applicant.

7. Start gathering comparable rental evidence
Future rent increases must reflect current market levels and may be subject to challenge through the First Tier Tribunal. Keeping clear and accurate evidence of comparable local properties will therefore be essential.
As part of the Robinson Jackson Groups’ commitment to our landlords, we will carry out a rent review at each 12-month anniversary of the tenancy (or from the date the rent was last reviewed). This will be supported by a comparable rental evidence report, produced using live data from the major property portals, to demonstrate how the proposed rent aligns with the local market.
This ensures that any proposed increase is both evidence-based and compliant with the new requirements.

8. Think carefully before granting new tenancies if your plans may change
If there is a possibility you may wish to sell or move into the property in the near future, take advice before committing to a new tenancy. Certain possession grounds cannot be used during the first year.

9. Decide how hands‑on you want to be
With regulation becoming more detailed, many landlords are reassessing whether they want to manage compliance themselves or rely on a professional team.
The financial consequences of getting things wrong are also increasing. Civil penalties for non-compliance can run into thousands of pounds, with initial fines often starting at several thousand pounds and rising significantly for repeat breaches.
Managing a property now involves more than just collecting rent. Staying compliant requires keeping up to date with changing legislation, maintaining accurate records and responding to issues within strict timeframes.
For many landlords, the decision is becoming less about cost and more about time, risk and peace of mind

10. Consider rent insurance for added protection
For landlords looking to protect their rental income, it may be worth considering rent protection and legal expenses cover, particularly as possession processes become more structured.
While at the Robinson-Jackson Group are not authorised to advise on or arrange insurance products, we can introduce you to a third-party provider who can discuss suitable options with you directly.

Looking Ahead
The Renters’ Rights Act will reshape some parts of the lettings landscape. But it does not remove the fundamentals that make property investment attractive.
In reality, property investment continues to reward the same qualities it always has. Organisation, professionalism and a long‑term outlook. This is a moment in time. There will be bumps and a few wrong turns. Still, market forces tend to smooth things fairly quickly.
Strong tenant demand remains. Well‑presented homes continue to let quickly. And investors who run their portfolios professionally tend to come through periods of change in better shape than those who react late.
For landlords in our investor community, the key message is simple. Stay informed by surrounding yourself with good people who understand the detail. If at any time you feel unsure about the changes, speak to one of the teams across The Robinson Jackson Group.
Until the next edition, my fellow landlords, take action now so you continue to Invest Smarter to Live Better.
Warm regards,
Andy
Landlord and Editor of The Seasoned Investor On behalf of The Robinson Jackson Group

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[H2] BECOMING A LANDLORD

Have you ever considered letting a property? Some of our customers have always had ambitions to own investment properties and build a portfolio. Others become landlords accidentally. If you are new to buy-to-let for whatever reason, this is the section for you.

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[H4] SAVINGS VS BUY-TO-LET INVESTMENTS

With interest rates remaining low, property has long been considered a sensible investment option. Becoming a landlord is no longer the reserve of the rich and famous. You will be amazed by the type of people who now generate extra income from a second property. There is also added benefit from a lump sum when you sell the property in the future.
Generating income from a buy-to-let property does not need to be a bewildering idea, for first-time landlords, as long as you seek advice from a reputable lettings agent. We offer a full complement of services, including property management, property sales and Independent Financial Advisers. Together, they will advise you on potential rental properties to buy, suitable mortgage products, tax liabilities and the return you can expect from the investment.
In addition to finding your tenants, we will help set up the property for occupancy, look after any legal requirements and manage the property on your behalf. In the hands of an experienced agent, a buy-to-let investment should be straightforward.
[H4] THE TERM 'LANDLORD' MAY SEEM OUTDATED

The traditional view of a landlord has changed massively, driven mainly by the many ways people now find themselves becoming first-time landlords, thereby able to generate additional income. Examples include the following.

[H4] MOVING IN WITH A PARTNER

If you are in a relationship, and both partners own a property, what do you do when you move in together? In recent years we have seen a growth in couples choosing to retain one of the properties when they set up home in the other. Keeping a property as an investment is a viable option and can add extra income every month. Plus, couples can benefit from the capital built over time as the property's value grows. By reviewing your joint income and your ability to borrow, switching one of the mortgages from a residential to a buy-to-let mortgage may be possible. Depending on the capital available, in some circumstances, it can even be possible to switch both current properties into buy-to-lets and buy a third as the 'family home'.
[H4] TEMPORARY RELOCATION

Suppose you decide to take a job in another part of the country or overseas. In that case, you may need to relocate quickly or retain your home to return to after the contract has ended. Looking at the rental market is a favourable solution. Letting the property will provide an income to cover your mortgage payments, add additional income and importantly, give you back your home. If you decide to relocate permanently in later years, you can choose to continue letting or sell the property.

[H4] INHERITING A PROPERTY

It used to be the case that if a relative left a property in a Will, the asset was sold following the probate process. The proceeds split between the benefactors. However, more recently, families are considering alternative options. Some choose to keep the property as an ongoing investment, which provides regular extra income. Plus, a lump sum in the future should the family decide to sell. Renting out and selling an inherited property has its pros and cons. It is essential to consult a Financial Adviser and solicitor when weighing up the options, both from a legal standpoint and any tax implications.
[H4] LET-TO-BUY

When you find a home to buy and wish to move in a hurry, it is not always possible to sell your current property quickly enough to secure it. In this situation, you may be able to let this property to facilitate the move. The mortgage on your old property is essentially converted to a product that consents to it being covered by newly found tenants. Thus, allowing you to take out a standard residential mortgage for your new home. This process is best started with advice from a Financial Adviser. A member of our sales or lettings team can arrange an appointment for you.

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