LANDLORD TIMES
May 2026
Monthly news for landlords brought to you by:
RENTERS’ RIGHTS ACT COMES INTO FORCE
May has arrived and Phase One of the Renters’ Rights Act has now been implemented. This includes reforms which are reshaping the private rental sector following a succession of parliamentary readings and the Act becoming law on 27th October 2025.
Over the course of the next month, there will be important information for landlords to be aware of and act upon in order to remain compliant with the new legislation. Here’s some guidance to help ensure your current tenancy remains compliant:
Serving the Information Sheet by 31 May 2026
The Government has released an information sheet which must be provided to each tenant individually by 31st May. You can find the information sheet here: The Renters’ Rights Act Information Sheet 2026
Updating tenancy agreements
Any new tenancies executed from 1st May will be classed as a periodic tenancy and an APT (Assured Periodic Tenancy) agreement will need to be used. Assured Shorthold Tenancies will cease to exist, therefore, this type of agreement can longer be used for any new tenancies. Fixed term tenancy renewals can no longer be created, all existing tenancies are now automatically periodic.
Managing lawful rent increases using Section 13 notices
All rent increases must now be actioned by using a Section 13 notice and providing the tenant with two months’ notice from the rent due date. The rent can be increased to reflect current market value but evidence of this must be obtained and provided to the tenant where requested.
Responding to pet requests within statutory timeframes
Tenants now have the automatic right to request a pet. When a request is made, it must be in writing and must include a description of the pet. The landlord must respond to the request within 28 days and can only refuse with a reasonable reason to do so. Valid reasons for refusal may include:
Restrictions in a superior lease or head lease
Insurance policies that prohibit certain animals
Health and safety concerns linked to the property
The property is unsuitable for the type or size of pet
Any refusal must be clearly explained in writing and supported by evidence where possible.
Ensuring rent is not accepted above the asking price
Rental bidding is no longer permitted and an amount of rent
above the advertised asking price cannot be requested or accepted by the landlord.
Managing possession proceedings under the new legislation
Section 21 notices have now been abolished, and landlords can now only request vacant possession by providing a reason to the tenant for doing so. Grounds 1 and 1A under the Section 8 notice allow the landlord to request vacant possession for either; the right to occupy, or to sell the property. A minimum of 4 months’ notice must be provided to the tenant with the tenancy termination date not being any sooner than 12 months from the tenancy start date.
Errors in the above areas can delay rent increases, weaken possession claims, or result in penalties of up to £40,000. Make sure you familiarise yourself with the new guidance and ask your agent for support where needed.
INVESTING IN A BUY-TO-LET PROPERTY?
At SBK Lettings, we pride ourselves in delivering an exceptional, professional and personal service to both our landlords and their tenants. Our fully trained property managers have a wealth of experience with property maintenance and will aim to care for our clients’ properties at the highest level whilst endeavouring to achieve the best possible return from their investment. For more information please call us and one of our team will be more than happy to help.
Rebecca Dean MARLA Managing Director - SBK Lettings
01789 867110 Rebecca.dean@sbklettings.co.uk
Proposed one-year rent freeze spells additional blow for landlords
Just as the Renters’ Rights Act comes into play, there are new reports of a proposed one-year rent freeze in the private rented sector (PRS), intended to ease cost-of-living pressures, which have been widely criticised by industry leaders. Many warn it could push landlords, who are already dealing with rising costs and changes from the Renters’ Rights Act, out of the market.
Ben Beadle of the National Residential Landlords Association said the policy would damage confidence and reduce housing supply, potentially limiting options for renters rather than helping them.
Critics also argue it may fail to improve affordability. By discouraging landlords, a rent freeze could lead to a shrink in supply and drive-up rents for new tenancies.
Data from Pegasus Insight shows 61% of landlords plan to raise rents in the next year, with most citing increased costs and regulatory changes. Mark Long warned a freeze could force some landlords out of business.
Oli Sherlock, Managing Director – Insurance at Goodlord, said: “If the goal is to improve affordability and stability in the private rented sector, we need clarity and consistency, not overlapping interventions that risk undermining confidence just as the sector is adjusting to major reform.”
Meanwhile, Timothy Douglas, Head of Policy and Campaigns at Propertymark, also criticised the proposal: “With the UK Government introducing huge regulatory change through the Renters’ Rights Act, which will ultimately mean less flexibility and higher costs for landlords
and tenants, it is alarming to hear reports that the Chancellor is considering additional rent control measures.
"If the UK Government is serious about improving affordability, it must focus on increasing housing supply and supporting long-term investment in the private rented sector."
“If the UK Government is serious about improving affordability, it must focus on increasing housing supply and supporting long-term investment in the private rented sector, rather than introducing measures that will ultimately make it harder for renters to find a home,” said Douglas.
Buy-to-let market confidence on the up despite reforms
Confidence in the buy-to-let market seems to be picking up again, with the Renters’ Rights Act set to bring more clarity for both landlords and tenants. That’s according to Jodie Spreadbury, Senior Mortgage and Protection Broker at The Mortgage Broker, who says sentiment is improving even though some landlords are still choosing to leave the sector.
"We saw things slow down for landlords over the past few years, but over the last 18 months or so, buy-to-let has definitely come back onto people’s radar,"
“We saw things slow down for landlords over the past few years, but over the last 18 months or so, buy-to-let has definitely come back onto people’s radar,” she said.
At SBK Lettings, we’ve seen a growing number of our investor landlords looking to expand their portfolios and we’re working closely with them to help identify good quality properties in strong locations where demand for rental
properties is high. The focus is very much on finding investments that not only add value to their portfolio but also provide a healthy and sustainable return on investment.
Greater clarity is helping landlords feel more confident
For Spreadbury, the big change is that landlords finally feel like they know where they stand. “There’s more consistency now, and that’s helping confidence return. The market has been through tax changes, tenancy reforms – which are now fully in place – and a period of changing interest rates. Things feel a lot more stable overall.”
She doesn’t think the Renters’ Rights Act is putting landlords off in the way some expected. Even changes like the end of Section 21 aren’t necessarily as alarming as initially feared, she suggests.
“One of the biggest talking points is the end of no-fault evictions,” she said. “But in practice, if tenants are looking after the property and paying rent on time, most landlords won’t need to use that route anyway.”
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She also points out that landlords don’t usually sell up on a whim. “It’s generally a financial decision, not something random. And things like annual rent reviews actually help by giving both landlords and tenants a bit more transparency and predictability.”
Thinking more carefully about where to invest
Looking ahead, Spreadbury thinks landlords are becoming more selective about how and where they invest. With tougher Energy Performance Certificate (EPC) rules on the horizon, many are choosing to improve what they already own rather than expand their portfolios.
“A lot of landlords are focusing on bringing their current properties up to standard instead of buying more,” she said.
Her advice is simple – focus on quality. “It makes sense to invest in properties with strong EPC ratings and keep them in good shape. That way you’re more likely to stay compliant and attract long-term tenants who stick around.”
• First floor studio apartment
• Modern shower room
• No on-ward chain
• Town centre location
• The property previously generated £7,800 per annum
• EPC - C
• Prime one-bedroom investment opportunity
• Sold with a reliable and professional tenant in situ
£75,000
• Currently generating £9,300 per annum
The Newarke, Leicester Gross yield of 10.9% £85,000
• Convenient city centre location
• Gross annual yield of 10.9% (based on the auction guide price)
• EPC - E For aution properties click logo For aution properties click logo
London Road, Coventry
• A company sale offering excellent returns on investment
• 15 double and one single self-contained high quality studios within walking distance of Coventry city centre
• Modern self-contained living spaces
• Fully occupied with existing tenancies in place at good market rents
• EPC - C
Manor Drive, Loughborough
• Three-bedroom terraced property
• Ideal investment or development opportunity
• Spacious plot size
Price on Application
• Prime renovation/development opportunity
• Yields based upon auction guide price
For aution properties click logo
Gross yield of 9% £125,000
• Spacious semi-detached property
• Three well-proportioned bedrooms
• Ideal rental investment
• Desirable location of Barkby, Leicester
• Yields based upon auction guide price
For aution properties click logo
• End-terraced family home
• Ground floor WC and upstairs bathroom
• Prime Earlsdon location
• Finham Park and Earlsdon Primary catchment
• Current rent value of £1,200 pcm
• EPC - E
£190,000
Beeby Road, Barkby, Leicester
Poplar Road, Coventry
• Open-plan kitchen and living room
• Two double bedrooms with fitted wardrobes
• Walking distance to mainline train station to London
• Current rent value of £1,025 pcm
• Second floor apartment which can be access via lift or stairs
• Open-plan kitchen and living room
• Two double bedrooms with fitted wardrobes
• Covered parking
• Walking distance to mainline train station to London
• Current rent value of £975 pcm
• EPC - D
£230,000
Apartment 7, The Old Post Office, Moreton in Marsh
Apartment 3, The Old Post Office, Moreton in Marsh
Sheldon Bosley Knight is delighted to offer an off-market, exclusive opportunity of either individual plots or multiple unit discounted packages from developer David Wilson Homes. With various property styles there is plenty to suit your investment needs.
> Luxury three- and four-bedroom homes at Heritage Grange located just a short drive from Leamington Spa and Warwick.
> Built within 14.3 acres of green space, enjoy scenic walks and a family-friendly play area.
> Energy efficient homes with solar panels and EV car charging points.
> 20-minute drive to Leamington Spa and Warwick town centres with a regular bus service available.
> Close to the M40 motorway with easy links to Birmingham and Oxford.
> Discover countryside living with city convenience.
*Discounts and exclusive multiple unit packages are only available
For more information please contact Jack Richardson and the New Homes Team on 01789 333 466
via Sheldon Bosley Knight and not direct with David Wilson Homes.
the village of Stretton on Fosse, approximately 2.5 miles southwest of Shipston on Stour, and 3.5 miles north of Moreton in Marsh.
Access The land is accessed directly from Tankards Hill, Stretton on Fosse.
Buildings
A water connection is present to a trough on the land. The Agent has not tested the services and Buyers must rely on their own due diligence.
across
Designations
Tankards Hill, Stretton on Fosse, Warwickshire, GL56
• 5.23 acres of Grade 3 pastureland
• Open-fronted brick shelter with separate brick stable
• Self-enclosed hardstanding area for parking and Shipston-on-Stour
Soil Type The land is classified as Grade 3 agricultural land, and the soils are For further information please call 01608 661666 (option 3) or email rural@sheldonbosleyknight.co.uk
• A water connection is present via a trough
• Perfect as a pony paddock or alternative uses (STPP)
• Redundant agricultural buildings extending to approximately 1,800 square feet
• 8.26 acres of Grade 3 pastureland with excellent road frontage
• Suitable for amenity or other alternative uses STPP Land off Tankards Hill, Stretton on Fosse
• Excellent connections to surrounding towns such as Moreton-in-Marsh and Shipston-on-Stour
£120,000 £200,000
Development land south of Banbury Road, Ettington
• Residential development opportunity
• Outline planning permission for up to 21 dwellings
• Eight open market dwellings and 13 self-build and custom-build
• For sale by Private Treaty offers to be submitted to Charles Davis 07915 397008 or Daniel Jackson 07809 563691
£2,500,000
• Prominent high street location
• Investment opportunity
• Gross internal area: 434m (46,802 sq ft)
• Passing rental value: £47,000 per annum
• Leased to a national covenant
• Development potenial (STP)
Court Lane, Evesham
• Modern, two-storey office extending to approx. 1,575 sq ft
• Let to Raycom Ltd on a five-year FRI lease from June 2022, providing secure income
• Current rental £14,500 per annum
• Bright office space with suspended ceilings, LED lighting, partitioned meeting rooms, kitchen and WC
• Situated in Abbey Lane Court, an established business park with on-site parking and easy access to A46 and Evesham town centre 9 Abbey
• Part exchange considered 9
• Planning permission granted to split flat into two, one-bedroom flats
• Highly desirable location
• Residential accommodation to be vacant upon sale
• Current rental £20,000 per annum
Gross yield of 2.4% £825,000
Abbey Court Lane, Evesham