A Summer Checklist for Landlords
Rents are still rising, but legislation and affordability have changed the decisions landlords need to make. Here are the checks worth carrying out now.
Landlords are operating in a very different environment from only a few years ago.
Demand for well-presented rental homes remains active, but a successful tenancy is no longer simply about achieving the highest possible rent. Tenants are watching their household costs closely, the Renters’ Rights Act has changed the way tenancies operate and landlords need to keep much better records.
July is a sensible point to review the property, the tenancy and the longer-term plan.
Rents are rising, but more slowly
The latest Office for National Statistics figures show that the average UK private rent reached £1,388 a month in June 2026, an increase of 3.3 per cent over twelve months.
That national figure provides useful context, but it does not tell a landlord what an individual property in Hertfordshire should achieve.
The right rent will depend on the location, property type, condition, energy efficiency, local competition and the strength of tenant demand. A well-maintained home offered at a sensible rent can still attract strong interest. An overpriced or poorly presented property may sit empty.
The highest advertised rent is not always the best financial result. A slightly lower rent with a reliable tenant and no unnecessary void can leave a landlord considerably better off over the course of a year.
Check your Renters’ Rights Act records
The first phase of the Renters’ Rights Act came into force on 1 May 2026. Most existing assured shorthold tenancies became assured periodic tenancies, and Section 21 can no longer be used for new possession action.
Most landlords or their managing agents were also required to provide every named tenant with the official government Information Sheet by 31 May 2026. The exact PDF needed to be given as an attachment, printed copy or hand-delivered document. Sending tenants a link was not sufficient.
If this has not been done, it needs attention. Failure to comply can lead to a financial penalty of up to £7,000.
Landlords should also check that:
The deposit is correctly protected and the prescribed information was served.
Gas, electrical and energy performance documents are current.
Right to Rent checks and tenancy records are complete.
Repairs and tenant communications have been properly recorded.
Any new tenancy contains the written information now required by law.
Compliance is not a one-off exercise. It is an organised record showing what was done, when it was done and what was given to each tenant.
Review condition before small problems become expensive
Summer is a good time to inspect the property and deal with maintenance before autumn.
Check gutters, roofs, external paintwork, windows, ventilation and any signs of damp or water ingress. Boilers and heating systems are often easier to inspect or service before demand increases during colder weather.
Presentation matters too. Clean decoration, reliable appliances, good ventilation and a tidy garden all influence how tenants view the value of a home.
Small improvements can help retain a good tenant, reduce future repairs and make the property easier to re-let when the time comes.
Think carefully before increasing the rent
Rent increases now need to follow the correct statutory process and can normally take place only once a year.
Before proposing an increase, compare the property with genuinely similar local homes. Look at condition and specification as well as bedroom numbers and postcode.
Affordability matters. Tenants are balancing rent against energy, food, transport and other household costs. An increase that causes a good tenant to leave may result in lost rent, marketing costs, preparation work and the uncertainty of a new tenancy.
Rent. Risk. Retention. All three need to be considered together.
Prepare early if the property is becoming vacant
If a tenancy is likely to end this summer, do not wait for the keys before planning the next let.
Arrange a condition review, identify repairs and refresh tired areas where necessary. Check the required documents, assess the current rental value and prepare the marketing in advance.
A properly prepared launch gives landlords the best chance of attracting suitable tenants without an avoidable gap between tenancies.
Review the longer-term plan
Some landlords are deciding whether to retain, improve, refinance or sell. Others are concentrating on keeping a good tenant and improving the performance of the property over time.
There is no single right answer. The decision should be based on the net return after mortgage costs, maintenance, tax, compliance and expected capital expenditure, not simply the monthly rent coming in.
A successful rental property in 2026 is compliant, properly maintained, fairly priced and managed with care.
If you would like to review your current tenancy, rental value or future plans, Putterills Lettings and our Codicote team can give you clear, practical advice based on your property and the local market. Call us on 01462 419333