Being a landlord has always involved more than owning a property and collecting rent. But the Renters’ Rights Act has changed some of the rules landlords have relied on for years. For many, this could influence decisions about how they let their property, how they manage tenancies and how much support they need from a letting agent.
Related: PRS Ombudsman: what it means for landlords and how to prepare
Longer tenancies may shape investment plans
One of the biggest changes is the move away from fixed-term assured shorthold tenancies. From 1 May 2026, assured tenancies covered by the new system are periodic, meaning they continue until the tenant chooses to leave or the landlord has a valid legal reason to regain possession. For landlords, this could make long-term planning more important. A property that works well with stable, longer tenancies may become more attractive than one where the investment strategy depends heavily on regular tenant turnover.
Regaining possession needs more planning
Section 21 has been abolished, so landlords can no longer use the old ‘no-fault’ route to regain possession. Instead, they need to use the relevant possession grounds under Section 8. There are still circumstances where a landlord can regain their property, including when they intend to sell or when they or a close family member need to move in. However, landlords need to understand which ground applies and follow the correct process.
This makes planning particularly important. A decision to sell a rental property, for example, may need to be considered earlier than it once was.
Rent increases follow a clearer process
Landlords also need to think differently about rent reviews. Contractual rent review clauses can no longer be used for assured tenancies covered by the new system. Instead, increases generally need to follow the Section 13 process, with the required notice given to the tenant. Rent can usually only be increased once every 12 months and should reflect the market rate. Tenants also have the right to challenge an increase through the First-tier Tribunal. For landlords, regular reviews of local rental values could therefore become a more useful part of property management.
Related: Rent in Advance: Landlord Insights on the Renters’ Rights Act
Property management may take more time
The Act introduces changes beyond tenancies and rent. Landlords have responsibilities around areas such as providing the correct tenancy information, considering requests for pets and following rules designed to prevent rental bidding and discrimination against applicants with children or those receiving benefits. Individually, each requirement may be manageable. The challenge is keeping track of them all while also looking after the property, communicating with tenants and staying on top of maintenance. For landlords with several properties, or those managing a rental alongside work and other commitments, the amount of administration involved may influence whether they continue managing everything themselves.
Should you manage the property yourself?
The new rules do not mean landlords have to use a letting agent. They do, however, make it worth considering how much time and knowledge good property management now requires. Some landlords may be comfortable handling tenancy administration, maintenance, rent reviews and changing regulations themselves. Others may decide that professional management gives them more time while helping them stay on top of their responsibilities. The important question is no longer simply whether you can manage the property yourself. It is whether doing so still makes sense for the way you want to run your investment.
Related: Why professional letting support matters in the era of the Renters’ Rights Act
A good time to review your approach
The Renters’ Rights Act does not remove the opportunities that come with being a landlord, but it does change how some important decisions need to be made.
Understanding the rules can help you decide what works for your property, from how you manage a tenancy to when you review rent or consider selling. If you would like support with your rental property, contact your local Parkers team to discuss your options and how our property management services could help.
