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The biggest change: Fixed-term tenancies will end

From 1 May 2026, fixed-term tenancies will no longer exist for new agreements. All tenancies will become periodic (rolling) tenancies.

This means:

No more 6 or 12 month fixed terms
Tenancies will run on a month-to-month basis
Tenants can give two months’ notice at any time
There is no minimum length of stay

This is a major change from the traditional AST system.

Section 21 is being removed

Section 21 (the “no fault” eviction) will be abolished.
Landlords will no longer be able to end a tenancy without giving a legal reason.

To regain possession, a landlord will have to use specific Section 8 grounds, such as:

Selling the property
Moving back in (or family moving in)
Serious rent arrears
Anti-social behaviour

These grounds will be more strictly monitored, and proof will matter.

Rent increases will be more controlled

Landlords will only be able to increase rent once per year using a formal legal process.

Key points:

A minimum of two months’ written notice is required
Tenants will be able to challenge increases at a tribunal
Any increase must match true market value
Bidding wars for higher rent will be banned

This puts more pressure on setting a correct, fair rent from the start.

Rental bidding will be banned

Landlords and agents will no longer be allowed to:

Encourage higher offers
Accept offers above the advertised price
Play tenants against each other

A clear, fixed rent must be stated and stuck to.

This means marketing, pricing, and tenant selection must be more structured and transparent than ever.

Tenants will be allowed to request pets

Tenants will have the legal right to ask for permission to keep a pet.
Landlords will not be able to reject this without a valid reason, such as:

Property size
Building restrictions
Risk of damage
Health and safety concerns

Every case must be assessed individually.

This is where having a clear, professional pet policy will be very important.

A new Landlord Ombudsman is coming

All private landlords will be required to join a government-backed redress scheme (Ombudsman).

Tenants will be able to raise complaints if they believe:

The landlord acted unfairly
Repairs were ignored
The property was unsafe
The process was not followed correctly

The Ombudsman can make legally binding decisions.

This makes documentation, structure and proof more important than ever.

A national landlord and property register will be introduced

All landlords and rental properties will need to be registered on a central government database.

This database will include:

Property details
Safety certificates
Energy efficiency ratings
Landlord contact information

A property will not be legally allowed to be rented unless it is registered.

Failure to register could result in large fines or loss of possession rights.

Homes must meet a higher standard

The Decent Homes Standard will apply to private rental properties.

This means the property must:

Be free from serious hazards
Have safe electrics and gas
Be free of damp and mould
Provide basic comfort and safety
Be in a reasonable state of repair

Poor quality properties will face penalties and enforcement.

Awaab’s Law will apply to private rentals

This law focuses on damp, mould and serious hazards and how quickly they must be dealt with.

Landlords will be required to:

Investigate reported problems quickly
Act within strict time limits
Prove that steps were taken

This will strongly affect how maintenance and inspections are handled.

No discrimination in tenant selection

It will be illegal to refuse a tenant simply because:

They receive benefits
They have children
They are a certain “type” of person

Tenants must be assessed on their ability to pay and suitability for the property only.

A structured, fair screening process is essential.

What this means for landlords

These changes will make the market harder for landlords who:

Have weak systems
Use outdated contracts
Rely on shortcuts
Don’t document properly
Rush tenant selection

But it will strongly benefit landlords who:

Have strong processes
Screen tenants properly
Keep records
Maintain property condition
Work with professional agents

This is where the real opportunity is.

My name is Harry Guntripp, and I am the founder of Blue Stone Lettings. I started this business because I saw a clear problem in the property industry — too many letting agencies focus only on speed, not on quality, and landlords are the ones who suffer because of it.

Rather than rushing to fill properties with just anyone, my focus is on finding the right tenant. I believe a strong tenancy starts long before a contract is signed. It starts with careful screening, proper research, understanding the landlord’s goals, and matching the right person to the right property. When this process is done correctly, everything else becomes easier — fewer problems, better communication, and long-term stability for both the landlord and the tenant.

I work mainly with private landlords in Staffordshire and Derbyshire, especially those who are tired of poor management, bad tenant experiences, or agencies that don’t truly care about their properties. My goal is to raise standards in the letting industry by putting structure, honesty, and discipline back into the process.

I am highly organised, system-driven, and hands-on with every client. I track every stage of the process, every request, and every outcome. This allows me to give a personal service that large agencies often can’t provide, while still operating with a professional structure that protects landlords and their assets.

Blue Stone Lettings is not about being the biggest agency. It is about being the most reliable one.

If you are a landlord looking for a better way to manage your property portfolio, I’m always open to a conversation.

Get in touch