Section 21 “no-fault” evictions will be abolished. You may only recover possession through one of the Section 8 grounds, such as selling the property or tenant arrears. Using the wrong ground or notice will cause costly delays.
Ensuring the correct legal process is followed will be essential.
All AST tenancies become monthly rolling Assured Periodic Tenancies. You cannot require fixed terms or break clauses. Tenants can leave with two months’ notice; and landlords must rely on valid Section 8 grounds with notice periods ranging from 2 weeks to 4 months.
Build this increased flexibility into your future planning and property management approach.
You cannot require multiple months’ rent in advance and rent cannot be accepted until the tenancy agreement is signed. If you previously relied on advance rent as a safeguard, speak to your office about alternative risk-management tools such as guarantors or rent guarantee insurance.
For tailored guidance on the best protection for your property, contact your local Winkworth office.
You may increase the rent only once per year, giving at least two months’ written notice using the prescribed Section 13 notice. Contractual rent-review clauses will no longer apply. Tenants may challenge increases at the Tribunal, so ensuring the rent is in line with the local market will be essential.
Clear, transparent rent reviews will be crucial to avoiding disputes.
It will be illegal to reject applicants because they receive benefits or have children. Any mortgage, insurance or lease clause requiring such discrimination will no longer be valid, and unjustified or indirect discrimination could lead to regulatory
Fair and consistent assessment of all applicants will be essential under the new rules.
For non–purpose-built student properties, landlords must ensure the tenant is a full-time student at the start of the tenancy (or reasonably expect them to become one). A written notice of intent to recover possession must be given before the tenancy begins. The tenancy must be signed no earlier than six months before its start date, and landlords must give at least four months’ notice, ending between 1 June and 30 September, with the intention to re-let to another student.
Landlords should review their student-letting processes now to ensure all notice and timing requirements are met.
Tenants will have a statutory right to request permission to keep a pet, and landlords may only refuse on reasonable and legitimate grounds, such as restrictions in a superior lease. Consent cannot be made conditional on insurance or an additional deposit.
Ensure pet requests are handled fairly and in compliance with the new rules.
It will be unlawful for a landlord to invite or accept offers above the advertised rent. All marketing must display a clear asking rent, and this figure cannot be exceeded through negotiation
Breaches may result in penalties and reputational damage.
If you do not have a written tenancy agreement, you will need to create one and give it to your tenant. The Government will issue a mandatory tenant information sheet in March 2026, which must be completed and given to your tenant by 31 May 2026.
Landlords should ensure all tenancy documentation is in place and ready for the new requirements.
You will be required to register on the national landlord database before letting a property.
You will also be required to join the new Landlord Ombudsman scheme, which will offer independent dispute resolution and a formal route for tenants to seek redress.
Timely registration will be essential to remain legally compliant.
You will be required to meet the Decent Homes Standard in your properties once it is introduced. Awaab’s Law will also extend to the PRS, creating strict time limits for responding to hazards such as damp and mould. Proactive inspections and prompt repairs will be essential.
Preparing early will make meeting the new standards far simpler.
From 1 May, landlords may face fines of up to £7,000 for breaches such as using fixed-term agreements, ending a tenancy verbally, failing to provide written terms, or not following the correct possession process. More serious or repeated breaches — including remarketing within the restricted period or relying on a possession ground that would not succeed — can attract additional penalties of up to £40,000.
Working with a Winkworth office ensures your tenancies are managed correctly and fully compliant with the new enforcement regime.
When tenants are facing difficulty paying their rent, you are protected. If you’re a landlord looking for a fixed rental income, paid every month then Rent Guarantor is your answer for faster deals. Please note this is not insurance but it’s your way of guaranteed security and legal support.
Or speak to your local Winkworth office.
We understand the risks landlords face… and the huge impact they can have. Landlord Insurance provides financial protection for landlords renting a property to tenants. It differs from standard Home Insurance by covering some of the additional risks associated with renting a property. It’s sometimes also called Landlord Home, House or Property Insurance, or Buy-to-Let Insurance.
It’s a broad category, too, and cover can include Landlord Buildings Insurance, Landlord Contents Insurance, accidental damage, loss of rent and liability.
Or speak to your local Winkworth office to find out more.
When online valuations don’t give you the whole picture - try Winkworth’s expert service. Get a free property appraisal. Accurate valuations from our local property experts. No obligation to list with Winkworth. Choose a time convenient for you with our online booking system.
