The Renters’ Rights Act 2026: Why You Can No Longer Manage Your Property Privately
Thinking of renting out your home? With major rental reforms arriving in 2026, the days of private, informal lettings are over. Here’s what every homeowner needs to know to stay compliant, protected and prepared.
For years, many homeowners in Hertfordshire have rented out properties privately or informally. It might have been to a friend, a colleague, or someone recommended by a neighbour.
It felt simple, as you agreed a rent, handed over the keys, and dealt with issues as they cropped up. In 2026, that approach is no longer realistic in England.
The legal and compliance burden has grown to a point where “casual” letting creates disproportionate risk. The most significant change is the Renters’ Rights Act, with Phase 1 reforms commencing on 1 May 2026, which includes the abolition of Section 21 no-fault evictions.
For years, many homeowners felt comfortable renting their properties privately, perhaps to a friend, a colleague, or someone recommended locally. It all felt straightforward enough: hand over the keys, collect the rent, deal with issues as they arise. But in 2026, that landscape has changed completely. With new legislative requirements, tighter compliance standards, and the upcoming Renters Reform changes arriving in May, the reality is that renting out a property is no longer something that can be managed casually or without significant legal understanding.
If you’re considering letting your home, whether as a temporary alternative to selling, a long-term investment, or an unexpected necessity, it’s crucial to understand why so-called “private lettings” have essentially disappeared, and what steps you need to take to remain on the right side of the law.
The Legislation Has Outgrown “Informal” Renting
In the last decade, the private rental sector has undergone one of the most dramatic regulatory shifts seen in UK housing. Requirements that were once considered “best practice” are now legally enforceable obligations and the upcoming Renters Reform changes in May 2026 will only expand this further.
Landlords now must comply with a long list of statutory requirements, including:
• Right to Rent checks
• Proper tenancy agreements
• Deposit protection in a government-approved scheme
• Energy Performance Certificate (EPC) compliance
• Gas and electrical safety checks
• Legionella considerations
• Smoke and carbon monoxide alarms
• Fitness for Human Habitation standards
• Prescribed documents served correctly at the start of every tenancy
Missing any one of these can create serious complications, including being unable to regain possession of your property if needed.
The days where a landlord could simply find a tenant, hand over the keys and hope for the best have now been replaced with a far stricter, more accountable system.
Renters Reform in May 2026: What You Need to Know
The Renters Reform changes coming into effect in May mark a significant shift in how landlords must operate. With the proposed removal of Section 21 (“no fault” evictions), landlords will need to rely entirely on evidence-based, legally compliant grounds if they ever need a tenant to leave.
This reform makes it even more important that:
• Your tenancy is set up correctly from day one
• Every legal document is issued properly
• Every obligation is met
• The property meets mandatory standards
• Communication and record-keeping are professionally handled
If anything is incorrect at the start of the tenancy, your ability to regain possession later could be severely compromised. Many landlords assume the risk lies with the tenant but increasingly, the risk lies in getting the paperwork wrong.
Renting your own home comes with a unique emotional layer. You may have memories tied to the property, sentimental attachments, or anxieties around how someone else will treat it. When issues arise, late payments, property damage, disagreements, or difficult conversations, emotions can run high.
This is why having an unemotive, professional third party becomes invaluable. A good agent shields you from uncomfortable situations and handles:
• Rent collection and arrears
• Maintenance issues and contractor access
• Disputes or complaints
• Routine inspections
• Renewal negotiations
• Serving notices correctly
Without this buffer, many homeowners find the experience overwhelming, particularly if the tenant is someone they know personally. In fact, the stories we hear most often from landlords who regret managing things privately tend to involve family members, friends, or acquaintances. These arrangements feel convenient at the start, but they’re often the most emotionally complicated and legally vulnerable.
When Things Don’t Go to Plan
Letting a property carries financial risks that informal landlords often overlook:
• What happens if the tenant stops paying rent?
• How will you cover your mortgage, insurance, service charges, or maintenance?
• What if the tenant refuses to leave and you need to pursue legal possession?
• Are you protected if major damage occurs?
Evictions can take several months, even in straightforward cases and with Renters Reform removing Section 21, landlords must be absolutely certain that everything in their tenancy setup is compliant to avoid delays or legal challenges.
This is why professional management isn’t simply about convenience; it’s about risk mitigation.
A property must meet specific standards before a tenancy begins. Failing to comply can:
• Void your ability to seek possession later
• Increase liability
• Reduce the property’s appeal to quality tenants
• Lead to unexpected costs
From safety certificates to inventories, from energy standards to prescribed information, the preparation stage is essential and not something that can be skipped or guessed.
Renting vs Selling: Which Is Right for You?
You might be reading this because you’re considering renting instead of selling or perhaps you’re unsure which path is right for your circumstances. Both options have pros and cons, and both require a clear understanding of your goals, finances, and future plans.
If you’d like to explore what renting your home out would look like, or weigh up whether selling might actually be the better option for you, we can guide you through both scenarios, helping you make a confident, well-informed decision.
A sensible next step is to compare both routes with real numbers and realistic timeframes. We can help you determine your net return after management and compliance costs versus your likely sale price and timescale.
If you are considering letting your home in Hertfordshire, Putterills can guide you through the compliance requirements and the practical realities. We will put a clear plan in place that protects your position and attracts the right tenants.
Putterilsl Lettings 01462419333
lettings@putterills.co.uk