The Renters’ Rights Act is now live in England, bringing major changes to how landlords manage tenancies, communicate with tenants and resolve issues. For landlords, strong tenant relationships are no longer just good practice. They are crucial for effective property management, compliance and long-term rental success. The Act came into effect on 1 May 2026 and introduced changes, including the end of Section 21 evictions, the move to assured periodic tenancies and clearer possession grounds.
Related: The compliance gap landlords can’t afford under the Renters’ Rights Act 2025
Why tenant relationships matter more than ever
In a more regulated rental market, landlords need to rely less on informal arrangements and more on clear communication, accurate records and proactive management. Tenants now have greater security, while landlords must follow more structured processes when reviewing rent, handling disputes or seeking possession.
Pull out box: This does not mean landlords have lost control of their investment. It means the best results will come from managing the tenancy professionally from day one.
Start with clear expectations
A positive landlord and tenant relationship begins before the tenant moves in. Make sure the tenancy terms are explained clearly, including rent payment dates, maintenance responsibilities, reporting processes, access arrangements and rules around pets.
From 1 May 2026, landlords and agents must also give tenants written information about key tenancy terms, helping both sides keep a clear record of the agreement.
Communicate regularly and professionally
Good communication can prevent small issues from becoming formal disputes. Landlords should respond promptly to repair requests, keep tenants updated on progress and confirm important conversations in writing. Useful habits include:
- Acknowledging maintenance requests quickly
- Giving proper notice before visits or inspections
- Keeping records of repair updates, rent discussions and complaints
- Using polite, factual language in all communication
- Explaining decisions clearly, especially around rent, pets or property access
Related: PRS complaints and the Ombudsman: how landlords should handle issues before they escalate
Keep repairs and safety at the centre of management
In today’s UK property market, tenants expect safe, well-maintained homes. Prompt repairs protect the tenant’s wellbeing, reduce the risk of complaints and help preserve the property’s long-term value.
Landlords should keep gas safety, electrical safety, deposit protection, smoke alarms, carbon monoxide alarms and energy performance requirements under regular review. A proactive maintenance plan can also help identify problems before they become expensive.
Handle rent conversations carefully
The Renters’ Rights Act changes how rent increases are managed, so landlords should approach rent reviews with care. Any increase should be fair, evidence-based and aligned with local market conditions.
Before proposing a rent increase, review comparable rental properties, consider the tenant’s payment history and communicate the reason clearly. A professional, transparent approach can reduce friction and help tenants understand the decision.
Be consistent when managing problems
Late rent, property damage, noise complaints or anti-social behaviour should be managed through clear evidence and a consistent process. Avoid emotional responses and keep written records. Where issues arise, landlords should:
- Set out the concern in writing
- Refer to the tenancy terms
- Give the tenant a fair opportunity to respond
- Keep dated records and supporting evidence
- Seek professional advice before taking formal action
Understand possession rules before acting
With Section 21 abolished, landlords can no longer rely on “no-fault” eviction routes. Possession must now follow valid Section 8 grounds, such as serious rent arrears, anti-social behaviour, sale of the property or the landlord needing to move in. This makes early advice especially important.
“Serving the wrong notice or using the wrong process can cause delays, extra costs and compliance risks.”
Related: Renters’ Rights Act: landlord best practice for “asking rent” in high-demand areas
Consider pet requests fairly
The new rental framework gives tenants stronger rights to request permission to keep a pet. Landlords should consider requests reasonably and avoid blanket refusals. A clear pet policy can help protect the property while supporting a cooperative tenant relationship.
Expert support for landlords in a changing rental market
Managing tenants successfully today means balancing compliance, communication and day-to-day property management. Ellis & Co helps landlords stay ahead of changing regulations while building stronger tenant relationships that support long-term tenancies and reduce disputes. From compliance and inspections to maintenance and tenant communication, our local experts are here to protect your investment and reduce the stress of managing your property.
Contact your local Ellis & Co branch today to discover how our property management services can support you under the Renters’ Rights Act.
