FAO Belvoir Marketing Team: Suggested URL: /Renters-rights-behind-the-scenes
As a fully-managed client, our goal is usually to ensure that the complex machinery of property compliance runs silently in the background. Often, we implement legislative changes and update safety protocols without ever troubling you with the ‘nitty-gritty’—it’s simply part of the service we provide to you.
However, with the significant shifts brought about by the new Renters’ Rights Bill and upcoming tax digitalisations, we wanted to pull back the curtain. We believe it’s important for you to see exactly how we are safeguarding your investment, so you can continue to enjoy the rewards of being a landlord without the weight of the paperwork.
1. The Audit Trail: “Proving” Compliance
- The Problem: Under the new law, a landlord can’t increase rent or regain possession unless they can prove they served specific documents (like the new 2026 Information Sheet) correctly.
- What we’re doing: We are using secure digital tracking and delivery receipts (the “redirections” mentioned in the email) to create a bulletproof audit trail. If a tenant ever claims they weren’t notified, you have the timestamped evidence to protect the landlord in court.
2. The End of the “Fixed Term”
- The Problem: All tenancies are moving to “Periodic” (rolling month-to-month). Landlords can no longer rely on a “guaranteed” 6 or 12-month term.
- What we’re doing: We are rewriting every single AST Tenancy Agreement to align with the new rolling APT framework. You’re also managing the transition of existing tenancies, ensuring they don’t fall into a legal “limbo” where old clauses (like fixed-term rent increases) become void and unenforceable.
3. Section 8 replaces Section 21
- The Problem: Section 21 (“no-fault” eviction) is gone. To get a property back, a landlord now needs a specific legal ground (e.g., selling or moving back in) and much more evidence.
- What we’re doing: We are auditing every file now to ensure that if a landlord needs their property back later in 2026, their “paper trail” (Gas Safety, EICRs, Deposit Protection) is perfect. One unsaved certificate from three years ago could now block an eviction indefinitely—we are catching those gaps now.
4. Rent Review Management
- The Problem: Automatic rent review clauses in contracts are now illegal. Rents can only be increased once a year using a specific “Section 13” notice, which tenants can more easily challenge in a tribunal.
- What we’re doing: We are actively recording local market data to ensure any rent increases are “tribunal-proof” (supported by evidence) and handling the strict 2-month notice period requirements so the landlord doesn’t miss their annual window.
5. New Discrimination & Pet Laws
- The Problem: It is now illegal to have “No DSS” or “No Children” policies. Additionally, landlords must “reasonably” consider pet requests.
- What we’re doing: We are vetting applicants under these new, stricter Equality Act guidelines to ensure the landlord is never at risk of a discrimination claim (which can carry fines up to £7,000). You’re also managing the new “Pet Insurance” requirements to protect the property’s condition.
6. Rent protection
- The problem: Eviction costs and court delays, together with greater renters rights, means the risk of void income periods and solicitors costs are significantly increased. We would advise that the cost of rent guarantee is now factored into the operating costs of any BTL investment.
- What we’re doing: Offering landlords not only the best level of protection on the market via our partners Let Alliance, but also one that enables us to handle all aspects of a claim on your behalf, mitigating any additional stress and concern – should the unexpected happen. Maintaining your income throughout.
The landscape of the private rented sector is shifting, but your experience as a landlord shouldn’t have to. Our “behind the scenes” work is designed to turn these complex legal hurdles into simple, automated processes. While the May 1st deadline marks a significant change for the industry, for our clients, it is business as usual. We will continue to absorb the administrative burden and legal risks, leaving you free to focus on the things that matter most.
