New Year, New Tenancy: How to start 2026 on the right foot

As we welcome 2026, landlords around the UK will have more to think about than just the usual resolutions. Some of the biggest changes to tenancy law in decades are set to begin from May 2026, so it’s a significant year for the rental market and any landlords operating within it.

Not only will a whole new tenancy system be in place but the way landlords approach rent increases and evictions will also be different. Factor in the need for energy efficiency and property standards, and you have a very interesting year ahead for buy-to-lets.

To avoid overwhelm and ensure your property is compliant, the following tips will help you begin on the right foot and ensure that running your rental business is smooth and stress-free.

Review your tenancy agreements

The regulations for rentals following the Renters’ Rights Bill updates will be markedly different from what many landlords have known for decades. The Bill introduces sweeping changes that affect how tenancies are structured and managed. Most notably, all new tenancies will be periodic from the outset, and existing fixed-term agreements will convert to periodic tenancies. This fundamentally changes the landlord-tenant relationship, putting an emphasis on flexibility and strengthening tenant protections.

With this in mind, now is the time to conduct a thorough audit of all your existing tenancy agreement templates to check for any clauses that reference fixed terms or contractual rent reviews. These provisions will be void under the new legislation. Your agreements need to reflect the updated rules on rent increases too, which will be standardised through the Section 13 notice process.

Similarly, you’ll need to incorporate new requirements into these agreements, such as the tenant’s right to request a pet, which landlords can no longer unreasonably refuse, and clauses aligned with the upcoming Decent Homes Standard which will come into effect over the coming years. For your existing tenancies, you’ll be required to provide tenants with the government-published Information Sheet which explains these reforms in more detail. Verifying compliance now, rather than waiting until the enforcement begins, will save you headaches later.

Proactive maintenance and future-proofing

Proactive property maintenance should be at the top of every landlord’s agenda, especially as we enter 2026. With winter upon us, it’s the perfect time to schedule any pre-emptive checks on boilers, heating systems, and insulation to avoid mid-winter emergencies that will leave tenants in the cold.

Given the implementation of Awaab’s Law, which sets strict timeframes for addressing hazards like damp and mould, landlords are required to prioritise inspections and immediate remediation of these issues. The legal and reputational risks of ignoring damp and mould problems have never been higher, so in 2026, this needs to be a priority.

The new year also presents an ideal opportunity for strategic planning of property improvements. Plan out renovations that boost tenant retention and the value of your property. This is particularly prudent for older homes that might require upgrades to meet the forthcoming Decent Homes Standard. Following expert recommendations, such as the guide by the team at Hunters Group estate agency can help landlords navigate these strategies. They suggest kicking off with thorough research and planning, and a comprehensive structural assessment which will inform the changes that are feasible.

Set clear expectations with tenants

Communication has always been important in property management, but with the introduction of periodic tenancies as standard and the removal of fixed-term security, maintaining positive tenant relationships will be the cornerstone of a successful buy-to-let business.

Transparency regarding rent is the most important factor to communicate clearly. Landlords should standardise their rent review process to an annual cycle, using the Section 13 notice procedure. When rent increases are necessary, it’s important to explain the reasoning behind them to your tenants, whether they’re due to inflation, keeping up with market rates, or necessary improvements made to the property.

Part of maintaining clear communication is defining roles and responsibilities with absolute clarity. Make sure there’s a straightforward maintenance protocol in place that distinguishes minor repairs that tenants can handle, like changing lightbulbs, to major issues like boiler breakdowns that require landlord intervention.

Re-affirm rules on how the property is used, including policies on smoking and subletting, and make sure you have clear guidelines in place for access and inspections. Setting out notice periods for property visits and maintenance work well in advance demonstrates respect for your tenants’ homes and protects your right to maintain control over your investment.

Carry out insurance and compliance checks

No matter when your insurance policy renews, the new year is the perfect time to review your coverage and carry out a comprehensive compliance check. Start by examining your landlord building insurance and content insurance policies, making sure both provide ample coverage and also checking the upcoming renewal dates. Given the persistent inflation of recent years, it’s similarly advisable to update your property’s rebuild cost to give peace of mind that you’re fully covered in the event of a major claim.

Safety compliance has always been non-negotiable, and with enforcement powers strengthening under the new legislation, meticulous record-keeping is a good habit to get into. Check the expiry dates for all safety certificates and schedule new checks well in advance. Gas Safety Certificates need to be renewed annually, and Electrical Installation Condition Reports (EICRs) are required every five years.

Lastly but arguably most importantly, establish a comprehensive digital filing system for every tenancy, especially if you have plans to expand your portfolio in the near future. This should include individual tenancy agreements, deposit protection certificates, safety documentation, and detailed repair logs. With enhanced enforcement powers and potential penalties for non-compliance, having organised, accessible records for every property is essential to protect your rental business.

Stepping confidently into 2026

This time of year provides landlords with an ideal opportunity to transition from the old fixed-term model to the new era of buy-to-let with its enhanced compliance requirements. Rather than seeing these changes as burdensome, recognise them as an opportunity to professionalise your approach and build stronger, more sustainable tenancies.

By staying ahead of compliance and committing to thoughtful property upgrades now, you will not only meet the new standards required, but will also future proof your investment for years to come. Start 2026 on the right foot, and you’ll find that success follows naturally.