After 21 years working in lettings, you might think there wouldn’t be much left to surprise me.
But if there’s one thing this industry teaches you, it’s that you never stop learning.
The rules surrounding renting have changed enormously over the years, and since the Renters’ Rights Act changes came into force on 1 May 2026, some of the things landlords and tenants have understood for years simply no longer apply.
I still hear people referring to old rules, old notice procedures and things they’ve been told by friends, family or even professionals in the past.
So, rather than make this overly complicated, here are five areas I think every landlord and tenant should understand in 2026.
1. Deposits – 30 days really does mean 30 days
Taking a tenancy deposit comes with responsibilities.
A deposit must be protected in an approved tenancy deposit protection scheme within 30 days of receiving it, and the required prescribed information must also be provided within the relevant timeframe.
Getting this wrong isn’t simply an administrative oversight. A tenant can apply to the court and, where the requirements haven’t been followed, the court can order compensation of up to three times the original deposit.
For me, this is exactly why good systems and record keeping matter. Compliance isn’t something to sort out later – it needs to be built into the tenancy from day one.
2. Section 21 has gone
This is probably one of the biggest changes landlords are still getting used to.
Since 1 May 2026, landlords can no longer serve a Section 21 “no-fault” notice under the new system.
That doesn’t mean landlords can never regain possession of their property.
It means there now needs to be a valid legal ground for possession, using the appropriate Section 8 process. Those grounds can include circumstances such as a landlord wishing to sell, a landlord or qualifying family member needing to move into the property, rent arrears and anti-social behaviour.
The important difference is that landlords need to understand which ground applies, what evidence may be required and what notice period and procedure must be followed.
Simply deciding that you’d like the property back and giving the tenant notice is no longer enough.
3. Rent arrears – the rules have changed here too
Rent arrears are difficult for everyone involved.
Under the new rules, the threshold for the main mandatory serious rent-arrears ground has increased. For tenants paying monthly, the relevant threshold is now at least three months’ rent arrears, rather than the previous two-month threshold.
That doesn’t mean landlords simply have to ignore arrears until they reach three months. There are different possession grounds and processes depending on the circumstances, and early communication remains incredibly important.
In my experience, dealing with arrears quickly, professionally and fairly gives everyone the best chance of finding a solution before matters escalate.
4. Rent increases aren’t simply a case of sending a letter
Rent reviews have also become much more structured.
For assured periodic tenancies, landlords must now use the statutory Section 13 process, with the appropriate Form 4A and at least two months’ notice.
Generally, rent can only be increased once in a 12-month period, and it cannot be increased during the first year of a new tenancy.
The proposed figure should also reflect the open market rent. If a tenant believes the proposed increase is above market level, they have the right to challenge it through the First-tier Tribunal.
This makes researching comparable local properties and keeping evidence behind a rent review more important than ever.
5. Six or twelve months’ rent upfront? Not anymore
This is another significant change.
For new assured periodic tenancies, landlords and agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed.
Once the agreement has been signed and before the tenancy begins, where rent is payable monthly, the tenant can be required to pay up to one month’s rent.
So the old situation where an applicant might be told, “We’ll accept you, but only if you pay six months upfront” is no longer an option.
It’s an important change, particularly for applicants who may previously have felt that large upfront payments were their only way of securing a home.
And that’s only five changes…
There is considerably more happening within the private rented sector.
After 21 years in lettings, I’m certainly not embarrassed to say that I still read, research, attend training, speak to industry professionals and double-check legislation.
In fact, I think that’s exactly what a good letting agent should be doing.
Because when the law changes, relying on “that’s how we’ve always done it” simply isn’t good enough.
For landlords, getting something wrong can be costly.
For tenants, understanding your rights and responsibilities can make a huge difference to your experience of renting.
And for us as managing agents, our job is to stay on top of those changes so that the people who trust us with their homes and investments don’t have to navigate everything alone.
Need a little help?
If you’re a landlord feeling slightly overwhelmed by everything that’s changed, or a tenant who’s unsure how the new rules affect you, please just ask us.
Sometimes you don’t need a formal appointment or a long consultation. You just need someone knowledgeable at the end of the phone who will listen and point you in the right direction.
That’s what we’re here for.
At Your Home Let, we’ll always try to offer straightforward advice, explain things in plain English and, just as importantly, provide a friendly ear when you need one.
Because property management isn’t only about properties.
It’s about looking after people too.
Your Home Let
Independent. Local. Experienced. Here when you need us.
📞 01752 896813
📧 lettings@yourhomeletdevon.co.uk
