Being a buy-to-let landlord has always meant balancing two things: giving tenants a good home and making sure the property remains a worthwhile investment. New tenant protections in England have changed some of the rules behind that balance.
The Renters’ Rights Act 2025 brought major changes into force on 1 May 2026. For investors, this does not make buy-to-let unworkable. It does mean that decisions around rent, tenancies and regaining possession need more careful planning.
Fixed-term tenancies have changed
One of the biggest differences is the move to assured periodic tenancies. Most private tenancies now run on a rolling basis rather than having a fixed end date. Tenants can generally leave by giving two months’ notice. For landlords, there is no longer a fixed tenancy end date to work towards. This makes it more important to think about future plans for the property well in advance. For an investor, that might mean considering when you may want to sell, move into the property yourself or make other changes to your portfolio.
Section 21 is no longer available
Landlords can no longer use Section 21 to regain possession without giving a specific reason. Instead, they need to use an appropriate legal ground. There are still routes available when a landlord has a valid reason for needing the property back. These can include selling the home, moving into it, serious rent arrears or anti-social behaviour. The important difference is that the correct process matters. A landlord who knows why they need possession, keeps good records and follows the required steps will be in a stronger position than one trying to deal with the issue at the last minute.
Rent increases need more planning
Rental income is an important part of any buy-to-let investment, but landlords now have a clearer process to follow when increasing the rent. For assured periodic tenancies, rent can normally be increased only once a year and landlords must give at least two months’ notice using the required process. Tenants can also challenge an increase if they believe it is above the open market rent.
That makes accurate pricing increasingly important. Rather than relying on a large increase after rent has fallen behind the local market, investors may benefit from reviewing rental value regularly and keeping evidence of comparable properties.
Related: Rent Increase Checklist: Notice & Record-Keeping
Choosing tenants has new rules too
The changes begin before a tenancy is agreed. Rental adverts must state an asking rent, and landlords and agents cannot encourage or accept offers above that figure. There are also protections for people who receive benefits or have children. A prospective tenant cannot be treated less favourably simply for either of these reasons. Landlords can still carry out appropriate referencing and affordability checks. The aim is not to remove sensible tenant selection, but to make sure applicants are considered fairly.
Tenants have stronger rights around pets
Tenants can now request permission to keep a pet, and landlords must consider the request. A landlord can still refuse where there is a valid reason, but the request should not simply be dismissed without consideration. For investors, this means having a clear approach before a request arrives. Think about whether the property is suitable, any restrictions affecting the building and how a pet could reasonably be accommodated.
What does this mean for your investment?
The biggest change may be less about individual rules and more about how a rental property is managed. A successful buy-to-let investment now needs good records, regular rent reviews and a clear understanding of the correct tenancy procedures. Good property management is becoming part of investment management, rather than something that happens separately. Small administrative mistakes can become expensive problems when action is needed later. Investors should therefore keep a close eye on:
- tenancy documents and written records
- local rental values
- rent review dates
- maintenance and property condition
- tenant requests and communication
- longer-term plans for selling or keeping the property
Related: From Notice to Possession: Mullucks’ Step-by-Step Guide to Ending Tenancies after May 2026
Look at the investment as a whole
Stronger tenant protections do not remove the opportunity to earn from buy-to-let. They do, however, make it more important to understand how the property is performing and whether it still suits your plans.
A home with reliable rental income, sensible costs and good management may continue to work well. Another property may need improvements, a different management approach or a longer-term rethink. The key is knowing which position you are in.
Mullucks can help landlords look beyond the day-to-day running of a tenancy and consider the wider performance of their rental property. If you would like professional support managing your investment under the new rules, contact your local Mullucks team to discuss your property and the level of management that suits you.
