The private rental sector has undergone some of its biggest changes in decades following the introduction of the Renters' Rights Act 2025.
With the main reforms now in force, landlords across Preston, Penwortham, Fulwood, Blackpool and the wider Lancashire area must ensure their properties, tenancy agreements and management procedures comply with the new legislation.
At Kellett & Co, we understand that being a landlord can already be demanding. Changing legislation, maintenance responsibilities, rent collection and tenant communication all require time and attention.
Here is our practical advice on what has changed, what landlords should be doing now and how professional property management can help.
1. Section 21 Evictions Have Been Abolished
One of the most significant changes is the abolition of Section 21, commonly known as the no-fault eviction process.
Since 1 May 2026, landlords can no longer serve new Section 21 notices to regain possession of their properties.
Instead, landlords generally need to rely on a valid legal ground for possession through the Section 8 process.
These grounds can include selling the property, moving into it, serious rent arrears or antisocial behaviour. Different grounds have different conditions and notice periods.
Certain notices served before 1 May 2026 may still be covered by transitional arrangements.
Our advice: Thorough tenant referencing, affordability checks and accurate record-keeping are more important than ever. Choosing suitable tenants at the beginning can help reduce problems further down the line.
2. Fixed-Term Tenancies Have Been Replaced
Most private rental tenancies are now assured periodic tenancies, meaning they continue on a rolling basis rather than ending after a fixed six or twelve-month period.
Tenants can generally end their tenancy by giving two months' notice, while landlords must follow the appropriate legal process to regain possession.
For many landlords, this means adapting to a different approach to tenancy management.
Our advice: Make sure new tenancy agreements reflect the current legislation. Existing written tenancy agreements generally do not need replacing solely because the law changed, but the required government Information Sheet should have been provided to relevant tenants by 31 May 2026.
If you haven't already completed this, take advice and address the omission promptly.
3. Rent Increases Must Follow the Correct Procedure
Landlords can still increase their rental income, but there are tighter rules surrounding how and when increases take place.
Rent increases are generally limited to once every twelve months and require at least two months' notice using the prescribed Section 13 process and Form 4A.
Tenants also have the right to challenge proposed increases they consider higher than the open market rent.
Our advice: Review your rental income regularly and compare it with similar local properties. A reasonable, evidence-based increase is often better than allowing rent to fall significantly below market value and attempting a substantial increase later.
At Kellett & Co, we believe regular rental valuations are an important part of protecting a landlord's long-term investment.
4. Landlords Must Consider Requests for Pets
Under the new legislation, tenants have greater rights to request permission to keep pets.
Landlords must consider these requests fairly and cannot unreasonably refuse them. There are circumstances where refusal may be justified, depending on the property and individual situation.
Our advice: Consider each request on its merits, respond within the required timeframe and keep written records of your decision.
A clear and professional approach can help prevent unnecessary disputes.
5. Rental Bidding and Certain Discriminatory Practices Are Banned
Landlords and letting agents must advertise properties at a clear asking rent and cannot invite, encourage or accept offers above that advertised figure.
The legislation also prohibits discrimination against prospective tenants simply because they receive benefits or have children.
Landlords can still undertake legitimate referencing and affordability assessments, provided their approach complies with the law.
Our advice: Ensure property advertisements, applicant screening and referencing procedures are consistent, fair and properly documented.
6. Property Maintenance and Compliance Remain Essential
The Renters' Rights Act places greater emphasis on accountability and enforcement across the rental sector.
Local authorities have stronger powers to investigate breaches, and landlords can face financial penalties for non-compliance.
Landlords should continue maintaining essential safety documentation, including gas safety records, electrical installation condition reports and energy performance certificates where required.
Routine property inspections, maintenance reporting and prompt attention to repairs remain essential.
Further reforms, including the extension of Awaab's Law and the Decent Homes Standard to the private rented sector, are also planned.
Our advice: Don't wait until something goes wrong. Regular inspections, up-to-date certificates and a reliable maintenance process can help safeguard your property, your tenants and your investment.
7. Further Changes Are Still Coming
Although the main tenancy reforms are already in force, further changes are being introduced in phases.
These include a national Private Rented Sector Database and a new landlord ombudsman scheme.
Landlords in the North West should also prepare for the planned regional property registration period in 2027.
Our advice: Keep your property records, safety certificates, tenancy information and landlord contact details organised so you are prepared for future registration requirements.
Why Professional Property Management Matters More Than Ever
The Renters' Rights Act does not mean landlords should leave the rental market. However, it does mean that taking a proactive approach to managing rental properties is increasingly important.
A well-managed property, suitable tenants, clear communication and accurate documentation can make a significant difference.
At Kellett & Co, we focus exclusively on lettings and property management, helping landlords across Preston and the surrounding areas manage their properties with confidence.
Our property management service includes support with tenant referencing, rent collection, property inspections, maintenance coordination, tenancy administration and ongoing compliance.
Straightforward Property Management – Just 7%
We believe landlords should receive professional property management without excessive charges.
That's why Kellett & Co offers:
- 7% monthly property management
- No tenant finder's fee
- No setup costs
- Dedicated landlord and tenant portals
- A professional, personal approach to managing your investment
Whether you're an experienced landlord with multiple properties or letting your first investment, we're here to help make property management simpler.
Are you a landlord in Preston or Lancashire?
Visit www.kellettandco.co.uk to find out more about our lettings and property management services.
Kellett & Co – Lettings & Property Management.
Disclaimer: This article provides general information for landlords in England as at 12 October 2026 and should not be treated as legal advice. Individual circumstances and tenancy arrangements may differ. Landlords should consult the latest government guidance or seek independent legal advice where necessary.
