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The Renters’ Rights Act is here, and the rulebook for landlords and tenants is changing fast. We brought in Alice and Anthony McMullen of Homemaker Properties to translate the legal shifts into practical steps you can take today—and a timeline you can actually plan around.

We start with what lands first: new council investigatory powers this December and the end of Section 21 by May 1, 2026. Possession doesn’t vanish, it moves to Section 8—with specific grounds for selling or moving back in, tougher notice periods, and a higher bar for evidence. We dig into how to document conversations, serve notices you can prove, and avoid courtroom surprises. Then we unpack the big structural shift: all tenancies become periodic in 2026. That means flexible exits for tenants, and more methodical processes for landlords who want stability. Student lets and HMOs are a special case; Article 4 areas, seasonal gaps, and planning constraints demand sharper strategy, from joint and several agreements to mixing professionals with students to reduce voids.

Money and mechanics get a reboot too. Annual rent increases must run through Section 13 with defined notice periods. Advance rent requirements are curbed, while guarantors and insurance‑backed options step in for international or credit‑thin applicants. Discrimination against families and benefits claimants is out; affordability criteria, fairly applied, keep you compliant. Pet requests shift to case‑by‑case judgment, with property suitability and impact on other occupants as key tests. On enforcement, fines rise and rent repayment orders stretch to 24 months. From late 2026, the landlord database arrives, with safety certificates, property details, and public access to enforcement history—nudging the market toward transparency and professional standards.

We also look ahead: a private‑sector Decent Homes Standard, updated HHSRS rules, damp and mold timeframes, and the likely EPC C requirement by 2030. The path is clear even if dates slide. Our take: tighten your systems, audit compliance, price fairly with evidence, and communicate clearly. If management admin is eating your week, consider professional help; your time has value. If your portfolio leans heavily on marginal HMOs, model family lets in strong locations where tenants stay longer and voids shrink. Want the immediate p

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