The new rental rules are here. Here is how to get ahead of them.
A practical guide for Hertfordshire landlords now that the Renters’ Rights Act has landed
Here is a figure worth pausing on. Industry research last year found that one in five renters had paid rent in advance simply because they could not provide a guarantor. From 1 May 2026 that option has largely gone, and it is a neat illustration of a much wider truth. The rules that shaped private renting for a generation have changed, and the landlords who do best from here will be the ones who get ahead of the changes rather than waiting to be caught out by them.
The Renters’ Rights Act is the biggest overhaul of the private rented sector in more than thirty years. Most of the headline reforms came into force on 1 May 2026, and a further set is on the way. None of it needs to be alarming. Handled properly, it simply rewards the organised landlord. Here is what has actually changed, and what we would suggest you do about each part.
Fixed terms have gone, tenancies are now periodic
The most fundamental change is that fixed term assured shorthold tenancies no longer exist. On 1 May 2026 every existing tenancy automatically rolled over into a periodic assured tenancy, a rolling arrangement with no set end date, and all new lets now begin life that way too. You did not need to sign anything for this to happen.
What to do. Stop thinking in terms of twelve month contracts and renewals, and start thinking about the quality and stability of the tenancy itself. A good tenant in a well run, well maintained home is now your real security, because the structure no longer locks anyone in. Careful tenant selection at the outset matters more than ever.
Section 21 has gone, possession is now grounds based
The so called no fault eviction under Section 21 has been abolished. To regain possession you now need a valid reason, served through a Section 8 notice that cites specific grounds. Where you are selling or moving in yourself, a twelve month protected period applies at the start of the tenancy, after which four months’ notice is required. The threshold for the mandatory rent arrears ground has risen from two months to three, and the notice period from two weeks to four.
There is one transitional point worth knowing. If you served a valid Section 21 notice before 1 May 2026, you can still rely on it, but you must bring possession proceedings by 31 July 2026 or it falls away.
What to do. Get comfortable with the Section 8 grounds and keep meticulous records, because evidence now carries the weight that a Section 21 once did. Clear rent records, a sound inventory and a documented history of the tenancy are what make a possession case straightforward if you ever need one.
The paperwork that now carries a £7,000 penalty
Every tenant must now be given a written statement of the key tenancy terms before the tenancy begins, along with the government’s tenant Information Sheet. For tenancies that were already running on 1 May 2026, that paperwork must reach the tenant by 31 May 2026. This is not a formality. Failing to provide it can bring a civil penalty of up to £7,000 for a first offence.
What to do. If you have not issued these documents yet, treat it as urgent, today rather than next week. If we manage your property, this is already handled on your behalf.
Rent increases now follow one route only
Rent can still rise, but only once a year and only through the statutory Section 13 process, with two months’ notice. Any other method, including an increase simply agreed at renewal, no longer counts. Tenants also have a stronger right to challenge the rent at the First-tier Tribunal, including the starting rent in the early months if they feel it sits above the market.
What to do. Set the rent correctly from day one, because an inflated figure is now far easier for a tenant to challenge and harder to put right later. Price it on real, recent local evidence, then review annually and serve any increase properly through Section 13.
Rent in advance, and the quiet return of the guarantor
Landlords and agents can no longer ask for more than one month’s rent in advance on a new tenancy. For years, upfront rent was the quiet workaround for tenants who could not provide a guarantor, the international student, the recent arrival, the self employed applicant with a thin credit file. With that route largely closed, the guarantor is back at the centre of the conversation.
What to do. Lean on thorough referencing, and where affordability is uncertain, a properly checked guarantor. A guarantor undergoes the same checks as the tenant and is legally bound to cover the rent if the tenant cannot, so the quality of that check is what protects you. This is exactly the kind of risk that a fully managed service, with the option of rent guarantee, is built to absorb.
Advertised rents, bidding and a fairer front door
Two further changes are worth noting. Rental bidding is now unlawful, so you must advertise a clear rent and cannot invite or accept offers above it. And you can no longer treat applicants less favourably because they have children or receive benefits. You keep full discretion to choose a tenant on lawful grounds such as affordability, but the decision must rest on those grounds, not on household make up. Tenants also have a contractual right to request a pet, which you can refuse only with a good reason.
What to do. Price the property accurately and openly from the start, and make your selection on consistent, affordability based criteria. It is fairer, it is simpler to defend, and it keeps you the right side of the rules.
What is coming next, and what is not here yet
Three further reforms are on the horizon, and it is important to be clear that none of these is in effect yet.
A Private Rented Sector Database, a register of landlords and properties, is planned for a regional roll out from late 2026, with a fuller launch expected in 2027. A Private Landlord Ombudsman, giving tenants a way to resolve disputes without going to court, is expected to follow, likely around 2028. A new Decent Homes Standard for private rentals, alongside an extension of Awaab’s Law on damp and mould, is planned for later still and remains subject to consultation, so it may be some years away.
What to do. Treat the time between now and then as a gift. Get your certificates, your records and your property condition into good order now, while there is no deadline forcing your hand, so that when the database and the standard do arrive they are a non event for you rather than a scramble.
How we see our role
Our job at Putterills is to turn all of this from a worry into a routine. We handle the referencing and guarantor checks, the written statements and information sheets, the inspections and the certificates, and the occasional awkward conversation, so that your property stays compliant and let without it taking over your life. Where you want certainty, a fully managed service with rent guarantee takes the financial risk off your shoulders entirely.
The landlords who thrive under the new rules will not be the ones with the most properties. They will be the ones who run them properly. If you would like a straightforward conversation about getting your lettings ahead of the changes, with no pressure either way, you will find our lettings team in Codicote on 01462 419333.
This guide is general information and not legal advice. For your own circumstances we are always happy to point you towards the right professional.