If you own rental property in Newbury, Thatcham, Hungerford, or anywhere across the RG14 to RG20 postcodes, the Renters’ Rights Act 2025 is the most significant piece of legislation to affect your investment in a generation.
The Act has now passed into law in England, abolishing Section 21 no-fault evictions and replacing fixed-term tenancies with a single system of periodic tenancies. For landlords across West Berkshire, whether you manage one property or a sizeable portfolio, understanding what this means in practical terms is no longer optional.
This guide from Belvoir Newbury breaks down the key changes clearly, so you can protect your investment and plan ahead with confidence.
What the Renters’ Rights Act actually changes
The headline change is the abolition of Section 21. Landlords can no longer serve a no-fault eviction notice to regain possession of a property. Every possession claim must now be made under one of the revised Section 8 grounds.
Alongside this, all new tenancies and eventually all existing ones, will move to a periodic (rolling) structure. There are no more fixed terms. Tenants can give two months’ notice to leave at any point, while landlords must rely on the statutory possession grounds to bring a tenancy to an end.
Other key provisions include:
- A new Private Rented Sector Database, requiring all landlords to register their properties
• A new Ombudsman scheme that all private landlords must join
• Restrictions on rent increases, limited to once per year and subject to a formal process
• Stronger protections against retaliatory eviction and illegal rent increases
How the new possession grounds work
The revised Section 8 grounds are more detailed than before, and understanding them is essential for every landlord in the Newbury area.
Grounds landlords are most likely to use
Ground 1A allows a landlord to seek possession when they intend to sell, while Ground 1 applies when the landlord or a qualifying close family member intends to move in.
Ground 8 (serious rent arrears) remains mandatory but now requires at least three months of arrears at both the point of notice and the court hearing, a higher threshold than before.
Ground 14 (anti-social behaviour) remains discretionary, meaning judges can weigh up circumstances before granting possession.
For landlords managing properties in villages such as Cold Ash, Hampstead Norreys, or Leckhamstead, where finding replacement tenants quickly can take longer than in town-centre locations, understanding these timelines is particularly important.
What periodic tenancies mean for your rental strategy
The shift to periodic tenancies changes how landlords should think about their letting strategy, especially across the RG14, RG17, RG19, and RG20 postcodes.
Without fixed terms, the focus must shift from simply filling a property to retaining the right tenant for the long term. A well-managed, well-maintained property with a responsive landlord is far more likely to hold onto a good tenant who chooses to stay.
Tenant demand in West Berkshire
Demand across the Newbury and Thatcham rental market remains strong heading into 2026. According to Rightmove’s 2025 rental market data, average asking rents in the RG14 postcode have continued to rise year-on-year, reflecting sustained demand from professional households and families relocating to the area.
One key driver is schooling. The Downs School in Compton consistently regarded as one of the best state secondary schools in West Berkshire, draws families specifically to villages and rural locations within its catchment. Properties in Cold Ash, Hampstead Norreys, and surrounding areas often attract tenants who intend to stay for several years while their children progress through school.
This is precisely the kind of tenant the new framework rewards. Long-term, stable tenancies reduce void periods, reduce turnover costs, and under the new Act, reduce the likelihood of ever needing to use a possession ground at all.
Self-managing versus using a letting agent
The Renters’ Rights Act places a significantly greater compliance burden on landlords. The new database registration requirement, the mandatory Ombudsman membership, the formal rent increase process, and the updated Section 8 procedures all require accurate record-keeping and timely action.
For landlords who self-manage particularly those with properties spread across Hungerford, Thatcham, and the surrounding rural villages, the risk of a procedural error is now higher than ever. A notice served incorrectly, or a rent increase handled outside the statutory process, can invalidate your claim and delay possession by months.
The case for professional management
Working with a professional letting agent means every step of the process is handled in line with current legislation. From the initial listing and referencing through to rent reviews and any necessary possession proceedings, an experienced agent will ensure you remain compliant at every stage.
Belvoir Newbury works with landlords across the full range of the West Berkshire rental market from town-centre flats in Newbury and Thatcham to rural properties in Hungerford and beyond. Whether you manage a single buy-to-let or a larger portfolio across the RG postcodes, the team can provide the guidance and day-to-day management support you need under the new framework.
Preparing your portfolio now
There are practical steps every landlord should take ahead of the Act’s full implementation:
Review your current tenancy agreements and understand which possession grounds are relevant to each property. Check the government’s implementation timetable and register eligible properties when the Private Rented Sector Database opens and the registration duty takes effect. Join a government-approved Ombudsman scheme when membership becomes mandatory. Review your rent review process and ensure any future increases follow the statutory procedure. Maintain thorough records of all communications, inspections, and maintenance activities.
These steps are not just about compliance, they are about protecting the value of your investment for the long term.
A stronger rental market for landlords who adapt
The Renters’ Rights Act 2025 is a significant change, but it does not have to be a negative one. Landlords who invest in well-maintained properties, build good relationships with their tenants, and manage their portfolios professionally are well placed to thrive under the new framework.
West Berkshire’s rental market, underpinned by strong employment links to the M4 corridor, Newbury Racecourse, and the wider Thames Valley economy continues to attract quality tenants. With the right approach, your rental property in Newbury, Thatcham, Hungerford, or the surrounding villages can remain a strong and sustainable investment.
Belvoir Newbury is here to help you navigate every aspect of the new legislation with confidence.
Get a free, no-obligation rental valuation for your property today – find out what your property is worth in the current market and how Belvoir Newbury can help you let it compliantly and profitably. Book your valuation now.
Have questions about how the Renters’ Rights Act affects your specific property or portfolio? Get in touch with the Belvoir Newbury team directly, we are always happy to talk through your circumstances and help you plan the right way forward.
