Whilst the Renters' Rights Act may not have fundamentally changed the day-to-day management of many well-managed rural residential portfolios, it does provide an ideal opportunity for landlords to take stock of their property holdings. With increasing regulation, growing tenant awareness and future energy-efficiency requirements on the horizon, now is the time to review whether residential assets are performing as effectively as they should.
From our experience managing rural property portfolios, many estate landlords are already operating in a way that reflects the principles behind the legislation. Rural landlords have traditionally taken a long-term approach to ownership, fostering positive relationships with tenants and maintaining properties to a good standard. As a result, we have seen relatively little disruption across the portfolios we manage, with landlords acting reasonably and tenants valuing both their homes and the wider estate environment.
That said, the legislative landscape has shifted firmly towards greater tenant protection. The move the assured periodic tenancies and the abolition of Section 21 came into effect in England on the 1st May 2026, alongside changes to the processes landlords must follow.
In many cases, the greatest risk is not poor property management but failing to identify potential issues before they become disputes. One of the key messages we continue to emphasise is the importance of maintaining robust records. Clear tenant communication, regular inspections and comprehensive reports supported by photographic evidence can prove invaluable should disagreements arise, helping to protect both landlord and tenant alike.
Rent Reviews Require Greater Consideration
One area receiving increased attention is the rent review process. Whilst annual rent increases remain common practice, landlords must now follow the statutory process, using Form 4A and giving tenants at least two months’ notice. Rent can only be increased once in any 12-month period, and tenants can challenge proposed increases through the First-tier Tribunal if they believe it exceeds the open market rent.
Landlords should therefore ensure that any rent increase is supported by sound market evidence and considered alongside the tenant's circumstances and affordability. A well-researched and transparent approach is more likely to withstand challenge and can help maintain positive long-term relationships whilst ensuring rental income continues to reflect market conditions.
EPCs: Planning Ahead for 2030
Energy Performance Certificates (EPCs) should also remain firmly on landlords' radar. The Government intends to introduce a minimum EPC rating of C for privately rented homes by 2030, alongside a revised EPC framework that is expected to assess properties across a broader range of measures. In addition to energy costs, future assessments are likely to consider a building's fabric and construction performance, the use of smart technologies, and the efficiency of heating systems.
Current proposals suggest that properties will need to achieve a rating of C in at least two of these three areas, with fabric performance expected to be one of the key considerations.
Landlords should be reviewing their portfolios now to identify properties that may require future investment. Encouragingly, any property achieving an EPC rating of C before 1 October 2029 is expected to retain compliance under transitional arrangements. A number of exemptions are also proposed, including the cost-cap exemption, which will take account of qualifying expenditure incurred from 1 October 2025.
For many rural and period properties, achieving higher energy efficiency standards can be particularly challenging. Improvements must often be balanced against cost, practicality and the historic character of the building. Early assessment and forward planning can help landlords prioritise investment, avoid future compliance issues and protect long-term rental income.
Landlord Registration Scheme
The Government has recently confirmed details of the new "Register Your Rental Property" service, which will deliver the Private Rented Sector (PRS) Database established under the Renters' Rights Act.
Landlords of assured and regulated tenancies will be required to register both themselves and each rental property on a national database. Registration will attract an annual fee of £65 per property, with financial penalties for non-compliance. To manage demand, the scheme will be introduced on a regional basis from December 2026. For landlords with properties in the East Midlands, registration opens on 15 February 2027 and must be completed by 14 May 2027.
The database is intended to improve transparency, accountability and enforcement within the private rented sector. Local authorities will use the register to identify non-compliance, while tenants will eventually be able to access selected information about landlords and the properties they rent. Landlords should therefore start ensuring that tenancy documentation, safety certificates and compliance records are accurate and up to date ahead of registration becoming mandatory.
The Importance of Proactive Management
Beyond the headline reforms, the legislation reinforces the importance of proactive property management. The move away from fixed-term tenancies, increasing tenant awareness of their rights and the continued emphasis on property standards all place greater administrative responsibilities on landlords.
For rural estates, where long-term stability and tenant relationships are often key objectives, maintaining accurate records, undertaking regular inspections and adopting clear communication procedures will be essential in managing risk and avoiding disputes.
The introduction of the Renters' Rights Act should not simply be viewed as a compliance exercise. Instead, it presents an opportunity for landlords to undertake a wider review of their residential portfolios. Reviewing rental levels, EPC performance, tenancy documentation and management procedures now can help identify potential issues before they become costly problems.
At Newton, we are supporting landlords with residential portfolio reviews that assess compliance, rental performance, EPC requirements and ongoing management processes. Early preparation can help ensure properties remain compliant, income is protected and investment decisions are made with confidence in an increasingly regulated market.
To discuss your residential portfolio and the practical steps you may need to take, please contact Newton LDP’s Rural & Agribusiness team.