Landlords: Protect Your Property, Your Income and Your Position

MyEstate Landlord Update | 28 October 2026

Owning a rental property is a business. Collecting the rent is only part of it.

Changing legislation, mortgage costs, maintenance and poor record keeping can all affect your return. For landlords in Luton and across Bedfordshire, the priority is straightforward: understand what applies now, prepare for what is coming and deal with problems early.

Here are the issues we believe deserve your attention.

The renting rules have changed

The main tenancy reforms under the Renters’ Rights Act took effect in England on 1 May 2026. Most assured shorthold tenancies moved to assured periodic tenancies, and landlords can no longer serve a new Section 21 notice.

Landlords still have routes to recover possession, but they need a valid legal ground and must follow the correct procedure. Advertising and applicant selection also need to reflect the rules on rental bidding, children, benefits and pet requests.

Our advice: review how you actually let and manage your property. Updating a tenancy template alone is not enough.

Increasing the rent? Follow the process

For assured periodic tenancies in England, rent increases must follow the Section 13 procedure using Form 4A. Tenants must receive at least two months’ notice, increases are limited to once a year, and rent cannot be increased during the first year of the tenancy.

Even if your tenant agrees to the figure, you still need to follow the prescribed process.

Before proposing an increase, check comparable local properties. The rent needs to be supported by the market, and tenants can challenge a proposed increase at the First-tier Tribunal.

The rules also restrict advance rent and prohibit landlords or agents from asking for, encouraging or accepting offers above the advertised rent. Set a realistic asking price from the outset and assess applicants fairly.

Rent arrears need early attention

A missed payment should trigger a conversation and an accurate account of what is owed.

Check the payment history, contact the tenant, record the response and consider whether a realistic repayment arrangement could resolve the problem. Allowing arrears to build without a clear plan puts both the tenancy and your finances under pressure.

Where possession becomes necessary, Grounds 8, 10 and 11 may be relevant. They have different legal tests, and the correct ground, evidence and notice requirements must be checked before action is taken. Serving notice does not itself recover possession.

Selling a rented property requires a plan

Before deciding to sell, establish whether you want to sell with the tenant in place or seek vacant possession.

Those options affect your likely buyers, marketing approach and timescale. Do not promise a buyer an empty property before you have established how possession can lawfully be obtained.

Ground 1A provides a possession route where a landlord intends to sell, subject to its conditions and restrictions. Taking advice before serving notice can prevent an expensive delay later.

Damp and mould: investigate the cause

A report of damp or mould deserves a proper response. Record the complaint, assess the risk, investigate the cause and keep evidence of the action taken.

Painting over staining without resolving the underlying problem is poor property management.

The government opened a consultation on extending Awaab’s Law to private rented tenancies on 9 October 2026. Private landlords should distinguish those proposals from requirements already operating in social housing; the proposed private-sector timetable should not be presented as an existing universal deadline.

Our view is simple: a tenant reporting a potentially serious housing problem should receive prompt attention, whatever stage the legislation has reached.

Prepare your records for the landlord database

The government’s implementation roadmap provides for a regional rollout of the private rented sector database from late 2026, with mandatory landlord registration and an annual fee.

Landlords should prepare accurate ownership details, property information and safety records, while checking the confirmed arrangements for their area. Avoid assuming that one headline date applies to every landlord nationally.

Use this as an opportunity to get your property files in order. Missing documents become much harder to resolve when you need them urgently.

Energy efficiency: start budgeting now

The government has confirmed its policy for higher energy efficiency standards in privately rented homes in England and Wales, with a compliance date of 1 October 2030, subject to the implementing legislation.

The approach includes a £10,000 spending cap, exemptions and transitional recognition for qualifying properties achieving EPC C under the existing rating system before 1 October 2029. The current minimum remains EPC E unless a valid exemption applies.

For older homes, rural properties and oil-heated houses, improvements need careful assessment. Commission suitable advice, understand which works will help and build them into your maintenance budget.

Leaving everything until the deadline limits your choices.

EV charging rights are being considered

The government is consulting on making it easier for tenants and leaseholders with off-street parking to obtain permission for EV charging installations.

Possible measures include clearer response times and restrictions on unreasonable refusals. These are proposals requiring further action, rather than an automatic new right to install a charger today.

For blocks of flats, parking rights, electrical capacity, permissions, installation costs and ongoing maintenance all need consideration. The consultation closes on 16 December 2026.

Check where your property money is held

Landlords holding substantial cash reserves should understand their bank protection.

The standard FSCS deposit protection limit is £120,000 per eligible person, per authorised firm, following the increase on 1 December 2025. Different banking brands can share one banking licence, so opening several accounts does not necessarily increase your protection.

Check the institution, account ownership and eligibility before assuming the full balance is covered. Property reserves deserve the same attention as the property itself.

Review your borrowing and your agent’s charges

If mortgage payments are becoming difficult, speak to your lender and a qualified adviser early. Build your figures around the actual cost of ownership: borrowing, repairs, insurance, service charges, management and periods without rent.

The same scrutiny should apply to your letting agent’s agreement. Ask what the management fee includes and what attracts an additional charge.

Check inspection fees, maintenance administration, contractor commissions, notice charges and exit terms. A low headline percentage tells you very little without the full schedule of costs.

What should landlords do now?

Start with a practical review:

• Check your tenancy records and safety documents.

• Confirm the licensing requirements for the property’s exact location.

• Review rent, arrears and mortgage affordability.

• Deal with outstanding repairs and record the outcome.

• Plan future energy improvements.

• Read your management agreement and fee schedule.

At MyEstate, our approach is straightforward: understand the property, keep proper records and address issues before they become bigger problems.

If you own a rental property in Luton or across Bedfordshire, contact MyEstate for a review of your lettings and management arrangements.

This update provides general information for landlords in England, with energy efficiency proposals also covering Wales. Individual tenancy, legal and financial circumstances require specific advice.