The Renters’ Rights Act has now been passed, bringing the biggest changes to the private rental sector in a generation. And if you’re a landlord in Tonbridge, it’s important to know what this means for you, your tenancies — and your time.
Let’s take a closer look at the new rules and how we can help you stay one step ahead.
No more Section 21 notices
The most high-profile change is the end of ‘no-fault’ evictions. That means Section 21 notices will no longer be valid.
From 1 May 2026, landlords won’t be able to ask tenants to leave without giving a reason. Instead, any eviction will need to use an approved legal ground — such as non-payment of rent, breach of contract, or wanting to sell the property.
This will give tenants more security, but it also means landlords will need to be more careful with paperwork, notice periods and legal processes.
Fixed terms are being replaced
Say goodbye to fixed-term tenancies. All new tenancies will become rolling, monthly contracts — known as ‘periodic tenancies’. This gives tenants more flexibility, but it also changes how landlords manage renewals and terminations.
Existing fixed-term tenancies will convert automatically in 2026. So if you’re used to setting six- or 12-month terms, you’ll need to adjust.
Rent reviews once per year only
The new law restricts rent increases to once a year — and you’ll need to give tenants two months’ written notice. Automatic rent review clauses in contracts will no longer be valid.
This change makes timing and fairness key. Rent rises must be reasonable and in line with the local market. If they’re not, tenants will have the right to challenge them — and a tribunal could step in.
At Ellis & Co Tonbridge, we can advise you on current market rates and help you handle rent changes smoothly and lawfully.
More protections for tenants
The Act includes new protections to ensure fairer treatment for tenants, including:
- No discrimination against renters with children or those receiving benefits
- A new right to request a pet, which landlords can only refuse with good reason
- A ban on rental bidding, where applicants compete by offering higher rent
In short, landlords will need to take a more consistent and transparent approach when marketing properties and reviewing tenant applications.
A new landlord database is coming
To raise standards across the sector, the government will introduce a nationwide register of landlords and rental properties.
That means every landlord in Tonbridge — whether you have one property or several — will need to sign up. The aim is to increase visibility and make sure all rental homes meet basic safety and quality standards.
We’ll be keeping a close eye on the rollout, and our management clients will be the first to know when action is needed.
A decent homes standard for the private sector
If you’re already maintaining your property to a high standard, this part won’t come as a surprise. But under the Renters’ Rights Act, the government plans to bring in a ‘Decent Homes Standard’ — something that already exists for social housing.
This could include requirements on heating, insulation, damp, disrepair and fire safety.
We can help you get ahead by reviewing your property now — and advising on any updates needed to stay compliant when the standard comes in.
How Ellis & Co Tonbridge helps landlords adapt
We’ve been supporting landlords in London and Kent since 1850, and we’ve seen the lettings world evolve many times over. Our job is to take that weight off your shoulders — and help you stay compliant, confident and profitable through every change.
Our fully managed landlord service includes:
- Legally compliant tenancy agreements under the new rules
- Support with rent reviews, increases and tenant communication
- Advice on pet requests and fair application processes
- Expert property maintenance and repair management
- Help registering on landlord databases when required
We’ll also keep you updated with the latest legal developments — so you don’t have to keep reading through government white papers in your spare time.
Speak to the team
The changes under the Renters’ Rights Act are big — but they don’t have to be stressful. If you’re a landlord in Tonbridge and want a local lettings team that’s experienced, proactive and always in your corner, we’d love to help.
Get in touch today for a no-obligation chat, or book your free landlord market appraisal.
