With the Renters’ Rights Act fast approaching I want to share my thoughts on how it may affect you and yourproperty.
May 1st is Business As Usual at Radstock Property
May 1st 2026 has been lauded as the date of the most significant shake-up to the rental market in over 35 years. While it is fair to say change is coming, we should ask: is it truly as “jaw-dropping” or “drastic” as the headlines would have us believe? Navigating the constant barrage of conflicting news leaves many landlords in a state of flux. It doesn’t have to be this way. Having worked in lettings for over 30 years, I can tell you that while the law is changing, its teeth aren’t aimed at the landlords who care. If you value your property and your tenants, this “reckoning” might surprise you: for the “good” landlord, very little changes.
The Radstock Focus: Longevity Over Fees
Radstock Property was founded with one focus: happy landlords and tenants in well-maintained, correctly priced homes. Our goal has always been longevity. The longer a tenant stays, the better the outcome for everyone. We even reward our landlords with lower fees after the first year to support the goal of a stable, long-term tenancy.
The “End” of Section 21
The most unsettling headline is the abolition of the Section 21 “no-fault” notice and the creation of the Assured Periodic Tenancy (APT). These new rolling tenancies allow tenants to give two months’ notice at any time. Conversely, landlords can only regain possession if they intend to sell, renovate, or move back in – and only after the tenant has been in place for a year, with a four-month notice period.
But ask yourself: why would you want your property back for any other reason if you have a tenant who treats your house like a home and pays rent on time? In 30 years, the only times I have ever served a Section 21 were for those exact reasons. The updated Section 8 grounds will allow you to carry on as before in those circumstances. It does present a challenge relating to re-letting if for any reason you do not agree a sale. cGround 8 prevents you from re-letting for a 12 month period from the tenants exit. Whilst this may be prohibitive, we can advise accordingly prior to serving the notice on your behalf on the best strategy to affect your sale and future rental prospects.
Common Sense as Law
The Act also targets discrimination against pets and families, “bidding wars”, and upfront rental payments. The simple truth is that Radstock is already practising these standards. We have always advised against discrimination and supported annual, market-aligned rent reviews. Good advice creates a happy environment where transactions are about people, not just “boosting an agent’s bottom line”.
A Friday Like Any Other
The reality is that May 1st 2026 is not the “doomsday” presented by an overzealous press. It is simply a Friday in May. For Radstock Property, it will be business as usual. While the rest of the industry scrambles to catch up to these “new” standards, we will continue doing what we’ve always done: helping our clients to be the best landlords they can be. The standard has been set; those who don’t meet it will fail, but those who do will survive and thrive.
Key Pointers
- AST becomes APT – Assured Shorthold Tenancies become Assured Periodic Tenancies.
- Serving a Section 8 Notice – The fundamental change is that if this notice is used to regain possession for the purpose of selling, renovating or use by a family member you will be prohibited to relet the property for 12 months from the day the outgoing tenant vacates the property.
- Tenancy Term – All tenancies will become Periodic for tenants who will be allowed to serve notice of 2 months at any time from the commencement of the tenancy and in line with their rent due date. Landlords can give 4 months after 8 months by way of the new Section 8 Notice.
- Rent Increase – They can only be implemented on an annual basis with RPI as a guide and evidence-based market data which supports the suggested rent increase.
- Bidding – This will no longer be allowed; the maximum rent you can take will be the price you market at. We will adjust our marketing strategy to reflect the new rules.
- Upfront Payments – We can no longer take more than one month’s rent at a time.
- Pets – Permission cannot be unreasonably withheld.
This represents the first phase of the new laws with Phase 2 expected to be implemented in late 2026 with the introduction of the Private Rented Sector Database and Ombudsman. Phase 3 will be implemented over the next decade with the introduction of AWABS Law and the proposed implementation of ‘The Decent Home Standard’.
