A Landlord’s Guide to Avoiding Missteps in the Renters’ Rights Act

From 1 May 2026, the Renters’ Rights Act introduces significant reforms to England’s private rental sector, with tighter regulations and increased legal accountability for landlords. Understanding the most common pitfalls will be essential to safeguard your investment and ensure full compliance.

The Renters’ Rights Act marks one of the most significant shifts in the private rented sector in England in decades.

The reforms go live from 1 May 2026 and aim to strengthen tenant protections, but they create new legal risks for landlords who fail to adapt to the new environment.

We've uncovered the key areas of risks for landlords to help you prepare for the changes and stay compliant under the Renters' Rights Act.

(That there are different regulations for landlords and agents operating in Scotland and Wales. This article only talks about the upcoming changes in England.)

1. Misunderstanding how to regain possession of a rental property

The mistake: Assuming possession can still be regained quickly or informally, as under previous Section 21 processes.

The abolition of Section 21 means landlords must now rely on more structured Section 8 grounds. These include selling the property, moving in or tenant fault-based grounds such as rent arrears.

How to evict a tenant after 1 May 2026:

• Ensure you are using the correct possession ground and that it applies legitimately.

• Serve accurate and compliant notice periods (which may be longer than before).

• Keep detailed documentation and evidence to support your claim (e.g. sale intent, arrears records).

• Follow court processes carefully - errors can result in delays or case dismissal.

Possession is still possible - but only with proper justification, paperwork and patience.

2. Increasing rent incorrectly

The mistake: Raising rent informally, too frequently or without using the proper notice.

Rent increases will be limited to once per year, with stricter rules around fairness and transparency. Tenants may challenge increases they believe are above market levels.

How to avoid this mistake:

• Use the correct legal mechanism, such as a formal notice procedure. When you are issuing a section 13 notice, make sure you use the new form 4A (not the current form 4).

• Check how much notice you need to give and provide notice in writing. Notice periods are increasing from 1 month to 2 months and must be in line with the rent due date.

• Ensure increases reflect local market conditions, not arbitrary figures. Remember market rent can go up as well as down, so knowing your local area will be vital.

• Be prepared for potential tribunal challenges. Approach every rent increase with the assumption it will be appealed, so start compiling your defence bundle from the day you issue the section 13 notice.

Essentially, the changes mean it’s best to view rent reviews as a formal legal process, not a casual adjustment. Keeping rent low as a ‘favour’ to the tenants may not be an option going forward as this could risk the tenant getting stuck in a rent budget bubble, and not being able to move on if needed.

3. Failing to meet repair obligations on time

The mistake: Delaying repairs or underestimating how quickly issues must be resolved.

The Renters’ Rights Act strengthens expectations around property standards and response times, with greater enforcement powers for local authorities.

The repairs you’re responsible for as a landlord:

• Structural integrity (roof, walls, windows)

• Heating, hot water, plumbing and electrics

• Safety hazards (e.g. damp, mould, fire risks)

The law does not say how long a reasonable time is. It depends how serious or urgent the problem is and how vulnerable the people living in the property are, but a good guideline is:

• Emergency issues: within 24 hours

• Urgent repairs: within a few days

• Routine repairs: within a reasonable timeframe (typically 1–2 weeks)

How to avoid this mistake:

• Implement a clear repair reporting system

• Keep written records of all communications and actions, including any refusal for access or rescheduling

• Work with reliable contractors for fast response

• Conduct regular inspections

Speed and documentation are critical from 1 May 2026, and delays can lead to legal and financial consequences.

4. Overlooking compliance and documentation

The mistake: Missing key documents or failing to keep compliance records up to date.

The new framework places greater emphasis on transparency, traceability and tenant rights, meaning documentation is more important than ever.

Essential documents include:

• Gas Safety Certificate (annual; must be valid on the day of move-in)

• Electrical Safety Report (every 5 years)

• Energy Performance Certificate (EPC; must be Rating E or above)

• Deposit protection details within 30 days of receiving the funds

• “How to Rent” guide (or updated equivalent under new rules)

• Written tenancy agreement aligned with new legislation - verbal tenancies will be illegal

How to avoid this mistake:

• Create a compliance checklist and calendar

• Store documents digitally and securely

• Ensure tenants receive all required documents at the correct time - keep a record of this

• Review processes regularly as legislation evolves

The bottom line? Organisation and documentation are key under the new Renters’ Rights Act. Missing paperwork can invalidate possession claims or lead to penalties.

5. Assuming you don’t need professional support

The mistake: Trying to manage everything independently without fully understanding the new legal landscape.

With increased complexity and regulation, landlords face a higher risk of unintentional non-compliance.

Do you need a letting agent? Not necessarily - but professional support can be highly beneficial in keeping you compliant.

Benefits of using an agent:

• Up-to-date knowledge of legislation

• Handling of rent reviews, notices and compliance

• Access to vetted contractors and maintenance services

• Reduced administrative burden

• A third party not emotionally linked to the property

If you’re self-managing, consider:

• Membership of a landlord body (e.g. NRLA)

• Training and qualifications

• Legal support services

• Property management software

Whether through an agent or support network, staying informed is essential.

Final thoughts

The Renters’ Rights Act doesn’t remove landlords’ rights - but it does require a more structured, professional and compliant approach to property management.

By avoiding these 5 common mistakes, you can:

• Protect your investment

• Maintain positive tenant relationships

• Stay on the right side of the law

In a more regulated market, success will increasingly depend on knowledge, preparation and attention to detail.

Key takeaways

• With the abolition of Section 21, landlords must rely on structured Section 8 grounds, accurate notice periods and bulletproof documentation to regain possession.
• Informal or frequent rent hikes are no longer permitted. Rent increases are limited to once a year, must reflect local market rates and require the correct written notice.
• Strict timelines for property repairs and up-to-date documents are essential to avoid penalties and ensure possession claims aren't invalidated.

 

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by Blackstones

Demystifying Your Rental Contract: A Professional Overview

If you’re entering a new tenancy, be aware that from 1 May 2026 all agreements will move to Assured Periodic Tenancies, replacing fixed-term contracts. Understanding this change will help you manage your tenancy with confidence.

Let’s be candid, most people skim contracts and move on. However, a rental agreement warrants closer attention.

From 1 May 2026, all private tenancies—both new and existing—will transition to Assured Periodic Tenancies (APTs). While you may be familiar with rolling agreements, the updated structure introduces notable changes.

It is essential to review the terms carefully before signing. Below are the key points to consider.

Your new Assured Periodic Tenancy

Fixed-term Assured Shorthold Tenancy agreements (ASTs) will not exist from 1 May 2026. They will be replaced by APTs.

APT contracts apply when:

• The rent is more than £250 per year (or more than £1,000 if you're in London)

• The rent is less than £100,000 a year

• The landlord does not live in the same building

• You have exclusive occupation

If you are offered a fixed-term AST from 1 May 2026, you can make a complaint to your local authority.

What your APT must contain

APTs issued from 1 May 2026 must contain the following information:

• The date the tenancy starts

• How much rent is being charged and the date it is due

• Details of other payments you are expected to make, such as utility bills

• The landlord’s details and your details (this could be multiple names if the property is jointly owned or you’re renting with others)

• Information about the property, including its full address

• The amount of security deposit that is due

• Information on how you can end the tenancy

• Information on how your landlord can end the tenancy

• A statement that explains your landlord is obliged to provide a property that’s safe and fit for human habitation

• How you can request to keep a pet or make adaptations to the property

• A statement that confirms your landlord must use a Section 13 notice to increase the rent

Your landlord could also send you this information as a written statement before you sign the contract.

Joint or sole tenancy?

Your APT will either be a joint or sole tenancy agreement.

A joint tenancy agreement means everybody in the rental home is collectively responsible for paying the rent.

A sole tenancy agreement means you have an individual contract with the landlord and you are only liable for your portion of the rent.

Which one is right for you will depend on what kind of home you’re renting and who with.

If you’re moving into a smaller house share with friends or a family rental home, you’ll probably have a joint agreement.

If you’re moving into a large property with lots of rooms rented by people you do not know, a sole tenancy might be more appropriate.

Are the personal details correct?

All details must be correct for the contract to be valid. Check that your name, the landlord’s name, contact details for both parties and the property’s address are all present and spelt correctly.

What about the dates?

Your agreement should include the date your tenancy begins but remember, APTs have no fixed end date. This allows you to leave the property when it suits you, as long as you give your landlord two months’ notice.

Do the rates and fees all stack up?

It sounds obvious but double check the monthly (or weekly) rental rate and what date it needs to be paid. You might want to set up a direct debit to make sure you never miss it.

The Renters’ Rights Act will change how much rent in advance your landlord can ask for. This will be capped to one months’ rent.

Security deposits remain unchanged. You’ll be asked for up to 5 weeks' rent if your annual rent is less than £50,000, or up to 6 weeks' rent if your annual rent is £50,000 or greater.

Do you know the notice period?

APTs will contain a brand new notice period. From 1st May 2026, you’ll need to give your landlord two months’ notice to quit, which can be served on the day you move in. Break clauses will no longer apply.

Who's paying the bills?

Normally the renter pays their own bills, such as utilities, broadband and council tax. Exceptions can include student lets or when the property is advertised as ‘bills included’.

Your contract will tell you what bills you are expected to pay, if any, and whether you’re allowed to switch utility providers.

Is it clear about repairs?

Your contract will outline who is responsible for what repairs. Your landlord will usually fix general wear and tear, as well as structural issues.

If you cause any damage, expect to pay for the repair yourself.

Don’t assume all maintenance jobs are your landlord’s responsibility. You may be liable for clearing out gutters and unblocking drains, so read the contract carefully.

You are also entitled to see a Gas Safety certificate and an Energy Performance Certificate (EPC) for the property.

Any extra rules?

Your landlord will use the APT to set out extra conditions and rules. For example, storing bikes inside, smoking on the property or even drying laundry indoors could be banned.

There might also be rules around whether you can decorate (and who pays) or sublet rooms. It's also worth noting you're responsible for anyone's behaviour when they visit.

If you’re not happy with any of the rules set out in your APT, ask if they can be reconsidered before you sign.

Do you want to make any amends to the contract?

Flag up any errors and ask for amendments before you sign.

If anything sits uncomfortably with you, ask that it’s changed and be clear if it is a deal-breaking issue. Make sure the contract is updated before you sign it.

If the landlord has agreed to make improvements to the home before you move in, this should be included in the agreement.

What if something changes while you're under contract?

Life moves on, and it's not always nicely and neatly at the end of a tenancy agreement.

So what are your obligations if something changes while you’re still under contract?

A new job or losing a job

You don't usually need to tell your landlord about a change in employment, unless it's specifically stated in the contract.

But if you’re struggling to pay the rent, it’s worth talking this through with them.

If you keep paying your rent late or if there’s arrears of less than 2 months, your landlord can start the eviction process. They must give you 4 weeks’ notice to do so.

The case would go to court and a judge would decide if the eviction request is reasonable.

If you need to leave

APTs state you must give your landlord 2 months’ notice to quit, in writing.

You can serve your landlord a notice to quit on the day your tenancy starts but the notice must expire at the end of a rent period.

You may be able to negotiate an earlier exit by mutual agreement. In this case, you may still be liable for paying your rent during the notice period.

Students in Houses in Multiple Occupation (HMOs)

If you’re a student renting a room in a HMO, you can give your landlord two months’ notice to quit.

If you signed a joint tenancy, your notice to quit will end the contract for all your housemates. The whole house will need to agree on a tenancy end date.

Finding a replacement tenant

If your APT is a joint agreement and you give notice to quit, you may want to find a replacement tenant. Tell your landlord if you have found someone as they’ll need to pass referencing and affordability checks.

If you’re part of a joint tenancy where one tenant leaves, the APT will need amending or recreating when a replacement renter is found. Ask to see the new contract and read the details in case anything has changed.

 

Key takeaways

• Assured Periodic Tenancy (APT) agreements will be the only contracts offered
• Your APT will give you new rights and protection
• Read the agreement carefully, especially when it comes to your responsibilities
• Ask questions and request any changes before you sign

 

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by Blackstones

How to Respond When Your Landlord Raises Rent

How your landlord can increase rent changes on 1 May 2026. Here’s what you can expect and how to deal with a rent increase you think is unfair.

There are plenty of good things about renting but most renters - and lots of landlords - will agree that rent increases aren’t one of them.

Aside from feeling quite unfair, a rent rise can be an unwelcome dent to your budget. Probably the last thing you need right now.

But landlords have the right to increase your rent from time to time, even if they’re reluctant to do so. How landlords can do this is changing from 1 May 2026, thanks to the Renters’ Rights Act.

So let’s go through what’s changing. We’ll explain when your landlord can increase your rent, how much they can increase it by and the steps you can take to challenge a rise that feels unfair.

Can my landlord increase my rent?

Landlords will keep the right to increase your rent. The Renters’ Rights Act will, however, limit rent increases to just once per year.

Rent review clauses, which allowed landlords to increase the rent more than once a year, will be banned. If you have one of these clauses in your tenancy agreement, it won’t apply after 1 May 2026.

What will happen to my fixed-term contract?

The majority of fixed-term contracts, also known as Assured Shorthold Tenancies, will automatically become Assured Periodic Tenancies on 1 May 2026.

Any rent review clause that was in your old tenancy agreement will not apply.

How will my landlord tell me about a rent increase?

Your landlord will have to use a Section 13 notice to increase the rent.

As a tenant, you will be notified by receiving Form 4A. This will show you when your last rent increase was and what new rent your landlord wants to charge.

How much notice should I get before a rent increase?

Notice periods will be standardised for renters. You must be given two months’ notice before any rent increase takes effect.

How much can my landlord increase my rent by?

The Renters’ Rights Act is designed to stop landlords charging what they like.

Any increase must be no higher than the open market rent. The Government classes this as ‘the price that would be achieved if the property was newly advertised to let’.

What would be classed as an unfair increase?

Government guidance says: if you’re renting a two bedroom flat for £800 but similar flats in the area are renting for £1,000, it’s fair to expect a landlord to ask for the £200 per month increase.

But a proposed jump to £1,200 for this flat usually wouldn’t meet the ‘fair and realistic’ standard, so you’d be within your rights to challenge it.

Our Rental Market Report for March 2026 tells you what the average rent is in your region or closest city.

Step by step: what to do if your landlord wants to increase your rent

1. Familiarise yourself with The Renters' Rights Act Information Sheet 2026

The Renters’ Rights Act Information Sheet 2026 is a document that tells you how landlords can increase the rent, by how much and what you can do if you’re not happy with a suggested rise.

2. Read your Form 4A

This will tell you how much your landlord wants to increase your rent by. Make a note of the proposed sum.

3. Look at what similar properties are renting for nearby

The next thing to do is make sure the proposed rent increase is in line with open market rents in your area.

Search properties to rent, using the filters to find similar size, type and condition homes to yours.

Don’t forget, you can also check our Rental Market Report for March 2026 to see the latest rents and rises in your region.

Knowing what similar properties currently cost to rent is essential if challenging a rent increase.

4. Speak to your landlord or letting agent

Whatever you’ve found out so far, it’s time to have a conversation with your landlord or letting agent.

If you don’t think the proposed increase is fair, show them the similar rental properties you’ve found.

Stay calm and professional, ask questions and make sure you really understand why your landlord is increasing the rent to the suggested rate.

The letting agent will be able to help both parties see each other’s point of view and help you come to an agreement.

5. See if there’s room to negotiate on the rent increase

You can respectfully ask the letting agent if the landlord is open to negotiation if you feel the rent increase is too high.

Explain your situation and the impact an increase will have on you. Suggest a rent that you think is fair based on current open market rents.

Your landlord may negotiate on price rather than risk losing you as a tenant.

Hopefully you can reach an agreement that’s fair for you and your landlord.

What can I do if my landlord is adamant about the increase?

If you can’t reach an agreement, you have two options: cut your losses and look for a new place or challenge the rent increase.

Neither are ideal options - particularly if you love where you live - but weigh up the increased rent against the upheaval and cost of moving house.

Get support to pay your rent

Another option is looking into the financial support you could get to pay rent.

You could get help to pay rent from:

• Universal Credit

• A Council Tax reduction

• A budgeting loan (if you’re already on benefits)

• A discretionary housing payment from your local council (if you’re already on benefits)

How to challenge a rent increase

You can take your challenge to the First-tier Tribunal’s residential property division.

The Government is making it easier for tenants to challenge rent rises by keeping costs low. An application to challenge a rent increase will cost £47, with no hearing fee. There will also be funding available for those who can’t afford to make a challenge.

Be aware, the tribunal may rule in your landlord’s favour. The Renters’ Rights Act will, however, ban tribunals from increasing the rent beyond the landlord’s suggested increase.

Keep paying your rent on time - but not at the proposed higher rate

Make sure you apply to the tribunal before the increased rent is due to start. This date will be on the Form 4A.

Keep paying your usual rent while waiting for the tribunal’s decision, otherwise you could fall into rent arrears and face eviction.

But don’t pay the proposed higher rate until the tribunal gives its decision. You could be seen to have agreed to the new rate if you do.

Backdated higher rent payments will be banned, even if your challenge is unsuccessful. The new rent will only apply from the date of the tribunal’s decision.

How the tribunal works

First-tier Tribunal hearings are normally overseen by a legally-qualified judge and a panel of tribunal members. It is the tribunal who decides what a fair rent is.

They’ll look at your current rent, what your landlord wants to increase this to and the current open market rent for a similar property where you live. This will help them decide if the rent increase is fair.

Tribunals will receive a new power to defer rent increases by up to a further two months in cases of ‘undue hardship’.

If the tribunal decides the increase is fair but you don’t want to pay it, you’ll have to move out.

You may be able to challenge a First-tier Tribunal decision by appealing to the Upper Tribunal but specialist advice is recommended.

 

Key takeaways

• The Renters’ Rights Act will limit rent increases to once per year
• Any increase must be no higher than the open market rent
• Rent review clauses will be banned
• Your landlord must use a Section 13 notice to increase the rent
• You must be given at least two months’ notice before a rent increase takes effect
• It’ll be inexpensive for you to challenge a rent rise if you think it’s unfair

 

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by Blackstones

Landlord Compliance in 2026: Navigating UK Rent Increase Rules

With the Renters’ Rights Act coming into force on 1 May 2026, informal rent adjustments are no longer permissible. Landlords are now required to adhere to formalised procedures, ensure any increase aligns with prevailing market rates, and provide extended notice periods in order to remain fully compliant with the law.

With the Renters’ Rights Act coming into force from 1 May 2026, rent increases are about to get far more regulated.

The Act introduces clearer rules designed to protect tenants from unfair or excessive rises.

Rent increases are now a more formal legal process governed by strict rules.

For landlords, this means rent reviews must be approached carefully and formally. But with the correct procedures and market evidence, you can adjust rents confidently while staying within the law.

How often can I increase rent under the Renters’ Rights Act?

In most cases, rent can only be increased once per year. And there can be no increase within the first 52 weeks (1 year) of a new tenancy.

This removes the flexibility you might have previously relied on and reinforces the need to set realistic rents from the outset.

Contractual rent review clauses written into tenancy agreements will be abolished and rendered void under the new Act.

Attempting to increase rent more frequently, or without following the correct statutory process, could result in disputes or legal challenges.

Kristjan Byfield, Mission Commander at The Depository, issues a word of advice for landlords planning a rent increase:

“How your tenants are cared for during their tenancy will likely dictate how your rent review process will go. Make sure you have tenants that genuinely love living in your homes - and be fair when reviewing the rent.

“Tenants are about to decide when they leave and what a rent review process looks like, so give them every reason to stay.”

Let’s get into the rules about increasing rent under the Renters’ Rights Act.

When do I need to use a Section 13 notice?

Informal agreements, such as verbal conversations or casual emails, are no longer sufficient.

As all tenancies will convert to periodic (rolling) tenancies, you must always use the prescribed legal mechanism: a Section 13 notice.

This is a formal statutory document that clearly sets out the proposed new rent and the exact date it will take effect.

Finally, you should keep detailed records of all rent reviews, communications and any Section 13 notices you have served. This not only supports compliance but also provides protection in the event of a dispute.

How much can I increase rent under the Renters’ Rights Act?

You can increase rent up to the current fair market rate. That means you should go by what the property would fetch if it were newly advertised to let today.

Before proposing an increase, research local market rents and be prepared to justify your decision.

Letting agents can provide useful benchmarks, helping ensure your figures are realistic and defensible.

Find a letting agent near me

Under the new system, tenants have stronger rights to dispute rent increases they believe exceed market value.

These challenges may be referred to a First-tier Tribunal, which will assess whether the proposed rent aligns with comparable properties in the area.

Crucially, the Tribunal can no longer set the rent higher than what the landlord initially proposed, meaning tenants effectively have ‘nothing to lose’ by challenging a hike.

The Tribunal will also no longer backdate increases, and the new rent will only apply from the date of the Tribunal's decision.

When you’re thinking about increasing rent, it’s worth considering tenant relationships. While the law may allow for an increase, large or sudden jumps can lead to dissatisfaction, increased turnover and void periods.

That means a measured, market-aligned approach will be more sustainable in the long term.

How much notice must I give before increasing rent?

Under the Renters' Rights Act 2025, the mandatory notice period for a Section 13 rent increase has been extended. You must provide your tenant with 2 months' written notice before the new rental amount comes into effect.

This notice period gives tenants more time to review the increase and, if necessary, challenge it.

How can a letting agent help with increasing rent?

Navigating the new legal landscape of the Renters' Rights Act can feel daunting. Rent reviews are now a strictly regulated legal procedure, so leaning on a professional letting agent can help protect your investment.

A good agent takes the guesswork out of the process by providing accurate, evidence-based market valuations. Since the new rules cap rent hikes at the current market rate, an agent’s access to hyper-local data ensures your proposed increase is fair, defensible and less likely to be challenged at a tribunal.

If a tenant does dispute the increase, your agent will be invaluable in compiling the necessary portfolio of comparable properties to justify the new rent. This handles any pushback objectively, preserving your relationship with the tenant and turning a potential legal minefield into a smooth, fully documented process.

Kristjan’s top tip for those already using a letting agent? Take this chance to get your tenants’ perspective.

“If you have a managing agent, now might be a good time to reach out to your tenants directly to see what their rental experience is like. There’s nothing like hearing things first hand and the Act means that great rental experiences will be even more vital in shaping top-performing property portfolios.”

Key takeaways

• From 1 May 2026, rent cannot be increased within the first year of a tenancy, and only once a year after that, using a Section 13 notice.
• Proposed increases cannot exceed the current fair market rate.
• Tenants now have stronger, risk-free rights to challenge hikes at a tribunal.
• You must give tenants a full 2 months' written notice before an increase takes effect.
• Documentation, market research and professional support can help you adjust rents while staying within the law.

 

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by Blackstones

The Renters' Rights Act: What It Means and How to Prepare

As the Renters’ Rights Act comes into force, it brings wide-ranging implications across the lettings market. This guide breaks down the core changes, from eviction reforms to rent controls and tenant rights regarding pets.

Do you know how the Renters’ Rights Act will affect your tenancy? Thinking of renting but not sure what the new legislation means?

Our guide to what’s changing will help you navigate your renting journey, whether you're new to renting, an existing tenant or a landlord.

What is the Renters’ Rights Act?

The Renters' Rights Act 2025 is a landmark piece of UK housing legislation designed to reform the private rented sector.

Having received Royal Assent in October 2025, the Act represents the most significant update to tenant and landlord laws in nearly 40 years.

The Act comes with a lot of changes that will affect both landlords and tenants. Its primary purpose is to rebalance the rental market, providing more security and stability for private renters across England.

When does the Renters’ Rights Act start?

The Renters’ Rights Act will come into effect in phases. The first big milestone is 1 May 2026, when we’ll see changes like new rules for evicting a tenant and the switch from fixed terms to periodic tenancies.

There will be more changes later in 2026, including a new ombudsman. And beyond that, there will be new EPC rating requirements and a Decent Homes Standard.

Renters’ Rights Act changes from 1 May 2026

New eviction process

Your landlord will need a valid reason to evict you, known as a ground for possession. You can find a list of the new, revised and existing grounds on the government’s website. There are new notice periods too, which may allow you to stay in your home for longer.

Landlords will still be allowed to sell their property but they won’t be able to use this reason during the first 12 months of your tenancy. In addition to waiting 12 months, your landlord must give you at least 4 months’ notice.

Notice periods do depend on the reason for the eviction. If you are involved in severe anti-social or criminal behaviour, for example, your landlord doesn’t need to give any notice.

Evictions for rent arrears

A landlord can use Ground 8 (severe rent arrears) to evict you but they will have to wait longer to serve notice. This gives you more time to repay arrears.

A landlord will only be able to use Ground 8 once you owe at least 3 months’ rent (or 13 weeks’ rent for a weekly tenancy). The notice period for severe arrears is also doubling, from 2 weeks to 4 weeks.

Landlords can use Ground 10 if you have arrears of less than 3 months, or Ground 11 if you frequently pay your rent late. It would, however, be up to a court to decide if the landlord’s eviction request was reasonable.

Challenging evictions

You will still be able to challenge a landlord’s decision to evict you in court. This applies if you think your landlord is acting unfairly or if they haven’t followed the correct eviction procedure.

End of fixed-term tenancies

‘Rolling’ periodic tenancies will become the only type of contract offered. If you currently have a fixed term tenancy, it will automatically switch to a periodic one on 1 May 2026.

Periodic tenancies will allow you to end your tenancy when it suits you, as long as you give your landlord 2 months’ notice.

Bidding wars banned

The price you see a property advertised for will be the price you pay, thanks to a ban on bidding wars between tenants.

Landlords and letting agents will set an asking price and stick to it. They must refuse higher offers, even if the tenant is willing to pay more.

Rent increase limits

Landlords will be limited to increasing your rent to once a year, using a Section 13 notice. And when they do so, they must set an increase that’s in line with local market rates.

If you think a rent increase is unreasonable, you’ll be able to challenge it at the First-tier Tribunal. A challenge will be at a low fee, with no hearing cost.

Cap on rent in advance

Rent in advance is being capped at 1 month’s rent. The limit is designed to prevent tenants overcommitting themselves financially.

Rent in advance is usually paid between signing the agreement and the tenancy starting. You can still volunteer any sum of upfront rent during your tenancy.

End to discrimination

You won’t be excluded from the rental market just because you have children or receive benefits. Rental discrimination will be banned, with decisions based on affordability and referencing.

Right to request a pet

You’ll have a new right to request to keep a pet after you’ve moved into a property. Your landlord must consider the request. If they refuse, they have to give you a valid reason in writing.

You’ll be able to take action if you think your landlord’s pet refusal is unfair. Complaints can be lodged with a new private rented sector ombudsman or taken to court.

Renters’ Rights Act changes later in 2026

Private rented sector ombudsman

You’ll have free access to a new private rented sector ombudsman. Landlords will be obliged to sign up.

The ombudsman will handle complaints about fees, maintenance, compliance and communication. The aim will be to avoid disputes going to court.

Private rented sector database

A new private rented sector database will launch later this year. Like the ombudsman, landlords will have to sign up.

The database will be free and open for tenants to use. You’ll be able to check who you’re renting from and see documents about property standards.

Renters’ Right Act changes in the future

A new EPC grade

Lower fuel bills and reduced carbon emissions will become a reality for more renters. By 2030, most privately rented homes will need an EPC rating of C or better. Your landlord will be responsible for making eco improvements.

Decent Homes Standard

Every privately rented home will eventually need to meet a new Decent Homes Standard. Landlords will become legally obliged to ensure their properties are safe, secure and hazard free.

Awaab’s Law

Awaab’s Law will empower tenants to challenge dangerous conditions. It will also force landlords to make repairs within a set time period.

Key takeaways

• Most reforms will take place on 1 May 2026. Tenants will have new rights and better protection.
• Rent increases will be limited to once a year and rent in advance will be capped to 1 months’ rent.
• ‘No fault’ evictions will be banned. Instead, your landlord must have a valid reason from a Government list to evict you.
• Discrimination against tenants with children and those receiving benefits will end.
• Future reforms include a new landlord database and an ombudsman, so renting becomes a safer and more transparent experience.
• If your tenancy started before 1 May 2026, your landlord or letting agent must send you an information sheet. This will confirm what’s changing.

 

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by Blackstones

The most affordable UK cities to buy a home solo

Happily single or just not ready to tie your credit score to your plus-one?

Our latest analysis is for you: pinpointing the regional hotspots where a single salary actually goes the distance.

And it’s something the savviest of solo buyers are cottoning on to, as the dream of buying alone becomes more of a reality in 2026.

Thanks to relaxed affordability rules that came in last year and average mortgage rates cooling to around 4%, buying a home on a single income is much more achievable this year. In fact, single buyers now make up 39% of all first-time purchases.

From Aberdeen to Plymouth, your perfect match might be closer (and more affordable) than you think.

The most affordable city to buy a house in each UK region

 

Key takeaways

• Lower mortgage rates and relaxed affordability rules mean buying alone is easier in 2026
• We’ve looked at local wages and house prices to find the most affordable cities to buy on a single income across the UK
• Aberdeen is the most affordable city for singles while Sunderland offers England’s lowest solo mortgage
• Buyers are beating the ‘single tax’ by choosing affordable regional alternatives like Peterborough over Cambridge and Swansea over Cardiff

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by Blackstones

Ditch the Layers: Why 2026 New Builds are Killing the "Woolly Hat" WFH Look

If your WFH uniform currently involves a puffer jacket and fingerless gloves, you’re likely dreading the next energy app notification. We’ve all been there trying to type while shivering. But 2026’s new builds are flipping the script. Engineered to the latest Future Homes Standard, these properties are designed to trap every watt of warmth, keeping your home cozy and your 'bill shock' a thing of the past.

We’ve all felt it lately. That sharp intake of breath when the energy bill lands in your inbox and feels more like a mortgage statement.

Whether you’re living in a Victorian terrace, a charming cottage or a ‘40s semi, the sting of modern energy costs is a universal experience.

Unless you live in a new build, that is.

Because a new build isn't just a fresh start. In reality, they’re built for energy preservation and efficiency down to their very bones - like a thermal blanket for your finances.

From high-spec insulation and air-source heat pumps to solar panels and EV chargers, these homes save you serious money on energy bills every month.

Let’s see exactly how much of a difference that makes compared to an older home, with the latest cold, hard facts from the Home Builders Federation and Octopus Energy.

New builds save you over £420 every year

The most immediate energy-related benefit of a new build is the savings in your monthly bills.

On average, new-build homes are 21% cheaper to run than older properties because they’re far more energy efficient.

New build homeowners spend an average of £1,574 a year on energy, compared with £1,995 for those in older homes - a saving of £421.

If you’re moving from a property with an F or G EPC rating, you’ll feel even more of a saving. A new build is £618 a year cheaper to run.

You pay a 27% energy premium in older homes

Living in an older home effectively means paying a 27% premium just to keep the rooms warm.

People living in typical older homes spent an average of 27% more on overall energy costs last year compared to new build owners.

For those in F and G rated homes, that figure jumps to 39%.

We all want to do our bit for the planet. A new build cuts your household carbon emissions by up to 74% every year compared to the least efficient older homes.

Virtually all new builds have an A or B rating, emitting around 2,179kg of carbon annually.

On the other hand, a typical older home (EPC D) produces 3,266kg (50% more). F or G rated homes produce 3,787kg, which is 74% more than a new build.

The expensive alternative: Retrofitting an older home to modern standards

Your home is your biggest asset, and energy efficiency is now a major driver of market value.

Research by Octopus Energy found that heat pumps, solar PV and EV charging points can add a 6% premium to a home's market value.

But retrofitting comes at a cost.

Upgrading an older home to match the energy efficiency of a modern new build is a massive undertaking, costing between £23,100 and £83,000.

Energy efficiency isn’t the only benefit

If the lower bills haven’t already convinced you to pack your bags, there’s more to a new build than just a friendly relationship with your smart meter.

Choosing new comes with a few major perks that make the moving process - and life afterwards - a lot less stressful.

Exclusive buying schemes: One of the biggest wins is the leg-up to actually get through the door. From Own New Rate Reducer to Shared Ownership,  there are a range of new-build schemes that make the maths of buying a home work in your favour.

Long-term warranties: Normally, a leaky roof or a temperamental boiler is your week (and savings) ruined. But most new builds come with a 10-year warranty, which is essentially peace of mind in a contract.

The blank canvas and personalisation: You don't have to spend your first 6 months remedying somebody else’s ‘creative’ DIY choices. You get a fresh, neutral space from day one and many developers let you pick your own kitchen units, tiling, flooring and more.

 

Key takeaways

• New builds are 21% cheaper to run than older homes, putting an extra £421 a year back in your pocket
• You can slash your household emissions by up to 74% (without having to recycle your own bathwater or live by candlelight)
• High-tech features like solar panels and heat pumps can add 6% to your home’s value - but the total cost of retrofitting an older home to modern standards costs anywhere from £23,100 to £83,000

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by Blackstones

Five winter home features that could add £20,000 to your property value

If your home comes into its own when frost bites and the woodburner is glowing, you may be sitting on a seasonal advantage. Our data shows that colder weather can give a winter-ready home a noticeable boost to its asking price.

While some of us are still finishing off the leftover cheese, the UK housing market has already hit the ground running. If you’re thinking of selling, it’s a prime moment: now is the busiest time of year for property searches on Zoopla. Thousands of people are kicking off the new year with a resolution to find a new home.

And here’s the key: when buyers are viewing homes right now they’re not looking for sun-drenched patios or swimming pools.

We asked our network of expert estate agents how much they would market homes with certain features for in winter versus other times of the year. They based their valuations on an average 3-bed property with an asking price of £324,000.

And the results are telling: 'winter warmer' features could net you a serious premium during the colder months. A nearly-£20,000 kind of serious premium.

Here are the 5 features that add the most value to asking prices in winter.

1. A traditional wood-burning fireplace: +£4,568

Right now a woodburner represents the dream of cosy evenings and slow Sundays when it’s cold outside. In fact, 38% of homebuyers say they would be prepared to pay more for a home with a traditional fireplace.

Beyond the vibes, there’s a practical perk: a woodburner is thought to shave about 10% off heating bills, which is a neat selling point when energy costs are high.

This is why estate agents say a woodburner adds about 1.41% to your asking price. If you have one, make sure it’s lit for viewings. A roaring fire really can be the difference between a 'maybe' and an offer.

2. Quality insulation: +£4,536

It may not be the most glamorous feature, but when energy bills are front of mind, a home that holds its warmth is a major selling point. With only 52% of UK homes achieving an EPC rating of C or higher, buyers are increasingly keen for future-proofing against high bills and low efficiency.

Showing your home is a fortress against the frost adds roughly 1.4% to your home’s market value, according to estate agents. It’s the house-selling equivalent of wearing a really sensible thermal vest.

3. Underfloor heating: +£3,985

Stepping onto a warm kitchen floor when it’s 2 degrees outside? As far as we’re concerned, there’s no greater luxury.

Underfloor heating is the hidden value-add that makes a home feel premium, and it’s surprisingly energy efficient. It's estimated to use about 12% less energy than traditional radiators because it operates at lower temperatures.

Our estate agents said that underfloor heating adds roughly 1.23% to your asking price in winter. Make sure it’s turned on an hour before viewers arrive - and stick to that ‘shoes off’ policy for full effect.

4. Other energy efficiency measures: +£3,402

High-spec double glazing and efficient boilers are the quiet heroes of the January market. Around 41% of buyers say they would be prepared to pay extra for a home with good energy efficiency, and estate agents reckon it adds 1.05% to your price tag.

In an era where new builds are saving owners nearly £1,000 a year on bills compared to older stock, showing that your property can keep up is vital for protecting your price. It gives buyers peace of mind that their home will be cost-effective to run through the rest of the winter.

5. An AGA-style range cooker: +£3,337

An AGA isn't just an oven, it's a lifestyle statement. It provides a literal heart to the home that homebuyers find incredibly hard to resist, and 26% say they would pay more for a house that has one.

Estate agents say that AGAs add roughly 1.03% to your home’s value. Plus, it gives you a great excuse to have some fresh brownies sitting on the counter, which is the oldest trick in the book for a reason.

The agent’s take

Claire Carter, Country House Associate Director at John D Wood & Co. said:

“The country housing market in particular has always had a natural rhythm with the seasons - not just in terms of features, but location too. It’s not necessarily the case that features add value, but they become more emotionally compelling - a roaring fire on a cold winter’s day or a glorious garden in summer can absolutely tip a buyer’s decision.

“The time of year matters hugely for presentation, for example, a house photographed in January looks completely different by May. When selling in winter, I always encourage my clients to light the fire and turn on the underfloor heating because nobody wants to feel chilly on a viewing. During summer, it is all about showing the house in its element with blooming gardens, blue skies, and sun-dappled terraces.

“Ultimately, selling a house is about capturing the imagination of buyers and helping them to imagine their life there, whatever the season.”

What could you sell for?

The research clearly demonstrates that homebuyers are swayed by the season, and in some cases, certain features can help sellers achieve more for their home. For the first time, we’ve put a hard figure on how much value these features add with the help of our estate agent partners.

But every home is different, so bear in mind that these are averages and estimates. If you’re thinking of selling, get bespoke advice from several local estate agents. They’ll be able to advise if your unique home might be more desirable and command a higher asking price during winter, spring, summer or autumn.

Key takeaways

• The first few months of the year are a peak time for buyer activity on Zoopla, with pent-up demand from the festive break leading to a spike in property searches.

• Homes with certain features, like woodburners and underfloor heating, can see a boost in value during the winter months when they are most ‘in season’.

• Nearly half of buyers (47%) admit they paid more for a property because they were swayed by seasonal features that made the home feel comfortable and inviting.

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by Blackstones