Being a landlord has always meant more than collecting rent. You need to look after the property, meet your legal duties and make decisions that protect your investment. The Renters’ Rights Act has changed some of the rules in England, making it important to understand what they mean for your buy-to-let.
The good news is that protecting your investment does not need to be complicated. Knowing the main changes and keeping your property well managed can help you stay compliant and reduce problems later.
Related: Tenant challenges and tribunals: What happens if your rent increase is disputed, and how to prepare
Understand how tenancies have changed
Since 1 May 2026, assured shorthold tenancies have been replaced by a new system of periodic assured tenancies. Instead of a tenancy ending on a fixed date, it continues until the tenant gives notice or the landlord has a legal reason to regain possession. Section 21 has also been abolished. This means landlords can no longer use a Section 21 notice to ask tenants to leave. If you need possession of your property, you must use one of the legal grounds available under Section 8. For landlords, this makes record-keeping even more important. Tenancy documents, rent records and communication with tenants can all matter if you need to take action later.
Keep rent changes within the rules
Rent increases now follow a clearer process. Landlords cannot rely on rent review clauses in tenancy agreements to increase the rent. Instead, you need to use the Section 13 process and give the tenant the correct notice. In most cases, rent can only be increased once every 12 months and the proposed amount should reflect the market rate. Tenants can challenge an increase through the First-tier Tribunal if they believe it is above the market rate. Checking comparable local properties before proposing a new rent can therefore help you make a fair and informed decision.
Related: How to End a Tenancy From May 2026: CJ Hole’s Guide to the New Possession Rules
Protect your property with good management
Legal compliance is only one part of protecting a buy-to-let. Small property problems can become expensive when they are missed or left for too long. Regular inspections can help you spot maintenance issues early. Clear communication also makes it easier for tenants to report repairs before the problem grows. Alongside this, keeping certificates, safety records and tenancy paperwork organised can make everyday management much easier. A well-managed property is not simply about following rules. It is about protecting the home that your investment depends on.
Be ready for tenant requests
The Renters’ Rights Act also gives tenants stronger rights in several areas. For example, landlords must properly consider requests to keep a pet and cannot refuse without a reasonable reason. There are also rules preventing landlords and agents from encouraging rental bidding above the advertised price. Applicants cannot be automatically rejected simply because they have children or receive benefits. Having a clear process for handling applications and requests can help you make decisions fairly while keeping a reliable record of what happened.
Think beyond today’s rules
More changes to the private rented sector are expected over the coming years, so it makes sense to treat compliance as an ongoing part of owning a rental property rather than something you check once.
That does not mean trying to predict every new rule. It means keeping good records, looking after the property and reviewing your responsibilities when legislation changes. A little preparation today can prevent a much bigger job tomorrow.
Protect the investment, not just the tenancy
A successful buy-to-let needs more than a tenant paying rent each month. It needs careful management behind the scenes. Understanding the Renters’ Rights Act, keeping paperwork organised, responding to repairs and following the correct processes can all help protect your property and reduce unnecessary risk.
If keeping on top of changing landlord responsibilities is taking up too much of your time, CJ Hole can help. Speak to your local CJ Hole team to learn more about our property management services and how we can support you in protecting your buy-to-let investment.
