By now, most landlords are familiar with the legal headlines surrounding the Renters’ Rights Act. Fixed-term tenancies are ending. Periodic tenancies are becoming the norm. And the balance of power between landlords and tenants is shifting.
But while the legal changes have been widely discussed, there’s a quieter, more practical question many Doncaster landlords are now asking:
How does this actually affect my rental income?
At Belvoir Doncaster, we’re increasingly speaking to landlords who understand the law, but haven’t yet adjusted how they plan, forecast and manage their rental cashflow. In 2026, that operational shift is just as important as legal compliance.
This blog looks beyond the legislation and focuses on what really matters day to day: managing voids, protecting income and adapting your financial strategy in a world without fixed-term tenancies.
The End of Fixed Terms: What’s Really Changed?
Under the new system, tenancies are periodic from the outset. That means tenants can give notice at any point, rather than being tied into a fixed period.
Legally, this offers tenants greater flexibility. Operationally, it introduces more uncertainty for landlords.
Previously, fixed terms allowed landlords to:
- Predict income months in advance
- Plan maintenance around tenancy end dates
- Re-let properties with clear timelines
In 2026, those certainties are gone. The challenge now is learning how to manage income without relying on fixed-term anchors.
Why Cashflow Planning Needs a Rethink
Many landlords still plan their finances as if fixed terms exist, even when they no longer do.
This can lead to:
- Overconfidence in projected income
- Underestimating void risk
- Insufficient contingency funds
In a periodic-only market, cashflow becomes more fluid. That doesn’t mean less profitable – but it does mean less predictable unless you adjust your approach.
The landlords who adapt well are those who move from static forecasting to dynamic planning.
Understanding Void Risk in 2026
Voids aren’t new – but how and when they occur is changing.
Without fixed terms:
- Tenants may leave with shorter notice
- Seasonal patterns matter more
- Re-letting speed becomes critical
In Doncaster, where demand remains strong but price sensitivity is increasing, even short voids can have a noticeable impact on annual returns.
The focus now isn’t just avoiding voids – it’s minimising their length and frequency.
Strategy Shift 1: Budget for Flexibility, Not Certainty
In 2026, conservative financial modelling is a strength, not a weakness.
Many landlords are now:
- Building in assumed void periods annually
- Stress-testing income against short gaps
- Holding stronger cash reserves
Rather than budgeting for 12 months of uninterrupted rent, a more realistic approach might assume 10.5 or 11 months – then treat anything above that as upside.
This mindset reduces financial stress and creates resilience.
Strategy Shift 2: Tenant Retention Is Now a Financial Tool
When tenants can leave more easily, keeping good tenants becomes one of the most effective ways to protect income.
Retention isn’t about locking people in – it’s about giving them reasons to stay.
In Doncaster, tenants increasingly value:
- Prompt communication
- Well-maintained homes
- Fair, transparent rent reviews
A tenant who stays an extra six months can offset the cost of a short void far more effectively than any rent increase.
Good property management is now directly tied to cashflow stability.
Strategy Shift 3: Faster Turnarounds Matter More Than Ever
When tenants do leave, speed is everything.
Under periodic tenancies, the time between notice and move-out may be shorter, leaving less room for delay.
Landlords should consider:
- Pre-approved maintenance contractors
- Clear re-letting processes
- Professional marketing ready to deploy quickly
In 2026, reducing a void from four weeks to two can make a significant difference across a portfolio.
This is where proactive property management in Doncaster becomes a strategic advantage, not just an administrative service.
Strategy Shift 4: Rethinking Rent Reviews
With fixed-term rent review points disappearing, landlords need a new approach.
Rent increases now need to be:
- Well-justified
- Clearly communicated
- Aligned with market conditions
Over-aggressive increases can encourage tenants to leave, creating a void that wipes out the benefit of higher rent.
In many cases, a moderate, well-explained adjustment is more profitable over time than pushing for maximum rent at every opportunity.
Strategy Shift 5: Maintenance as a Cashflow Protector
Deferred maintenance has always been risky – but under periodic tenancies, it can be costly.
Tenants are less likely to tolerate:
- Ongoing repair issues
- Inefficient heating
- Poor energy performance
Properties that feel uncared for are more likely to see higher turnover, increasing void risk.
Conversely, homes that are comfortable, efficient and well-managed tend to:
- Retain tenants longer
- Let more quickly
- Reduce complaint-driven departures
Maintenance is no longer just a cost – it’s a form of income protection.
EPC Efficiency and Void Reduction
Energy efficiency links directly to tenant retention and letting speed.
In Doncaster, tenants are increasingly aware of:
- Energy bills
- Property warmth
- EPC ratings
Homes with poor efficiency are not just at regulatory risk – they’re at higher void risk too.
Even modest improvements can:
- Improve tenant satisfaction
- Reduce move-out rates
- Increase demand at re-let
From a cashflow perspective, energy efficiency is becoming a stabilising factor.
Portfolio-Level Thinking Is Essential
For landlords with multiple properties, the shift to periodic tenancies makes portfolio-wide planning more important than ever.
Rather than viewing each property in isolation, consider:
- Staggered risk across properties
- Aggregate void assumptions
- Overall income resilience
A short void in one property may be manageable – multiple simultaneous voids may not.
A portfolio stress-test helps identify where risks overlap and where adjustments are needed.
Common Mistakes Landlords Are Making in 2026
At Belvoir Doncaster, we’re seeing a few recurring issues:
- Assuming tenants will stay as long as before
- Delaying re-letting preparations
- Treating property management as a cost, not a strategy
- Overestimating the security of rental income
The landlords who struggle most are often those who haven’t changed anything – despite the market around them shifting.
A New Role for Property Management
In a periodic-only world, property management isn’t just about compliance.
It’s about:
- Anticipating change
- Managing relationships
- Protecting income
Effective property management in Doncaster now plays a direct role in:
- Void reduction
- Tenant retention
- Cashflow stability
It’s no longer reactive – it’s operational and strategic.
Looking Ahead: Adapting With Confidence
The Renters’ Rights Act doesn’t mean landlords can’t plan – it means they need to plan differently.
With the right approach:
- Cashflow can remain stable
- Voids can be controlled
- Portfolios can stay profitable
The key is moving from fixed-term certainty to flexible resilience. Contact us
How Belvoir Doncaster Can Help
At Belvoir Doncaster, we work closely with landlords navigating the practical realities of the 2026 rental market. Our approach to property management goes beyond legal compliance – focusing on income protection, void reduction and realistic cashflow planning in a periodic tenancy environment.
Whether you manage one property or a growing portfolio, our free, no-obligation landlord review can help you assess how your current strategy stacks up and where small operational changes could make a meaningful difference.
Because when the rules change, the right local support helps ensure your rental income doesn’t just survive – it stays strong.
