Renters’ Rights: What Luton Landlords Should Be Checking Now

The rental rules have changed. Is your property management keeping up?

Being a landlord involves more than collecting rent and arranging the occasional repair. You need to understand your responsibilities, keep records up to date and make sure your tenants are treated fairly.

The Renters’ Rights Act has introduced significant changes to private renting in England. Whether you manage one property or a larger portfolio, now is a good time to check your arrangements and deal with any gaps.

Here are the key areas Luton landlords should review.

1. Understand how your tenancy works

From 1 May 2026, existing assured shorthold tenancies moved to assured periodic tenancies. New tenancies covered by the changes are periodic too, meaning they generally roll from month to month rather than ending on a fixed date.

You do not automatically need to replace an existing written tenancy agreement simply because of this change. However, you should understand how the new rules affect the way the tenancy can be managed and ended.

2. Check that your tenants received the required information

Landlords with existing tenancies were required to provide tenants with the government’s Renters’ Rights Act Information Sheet by 31 May 2026.

If you are unsure whether this was done, check your records. If it was missed, seek advice on how to put matters right.

3. Review how you advertise and agree rent

When advertising a rental property, landlords and agents must publish an asking rent. You must not encourage tenants to offer more than the advertised amount or accept an offer above it.

You also cannot ask for, encourage or accept rent payments before the tenancy agreement has been signed.

Make sure everyone involved in letting your property understands the process—including any agent acting on your behalf.

4. Make sure rent increases follow the correct process

Rent increases must follow the applicable legal procedure. The government’s guidance says landlords should use the section 13 process, giving the tenant at least two months’ notice using the relevant form.

Rent generally cannot be increased more than once a year, and tenants can challenge a proposed increase if they believe it is above the open-market rent.

Before serving a notice, check the current guidance and make sure the amount and timing are appropriate for your tenancy.

5. Review your tenant selection process

Landlords should have a fair, consistent and documented approach to assessing applicants.

The law prohibits discrimination against prospective tenants because they have children or receive benefits. That does not remove the need for suitable checks, but decisions should be based on the individual circumstances and the relevant legal requirements—not blanket assumptions.

6. Understand the rules on pets

Tenants can request permission to keep a pet, and landlords can only refuse where they have a valid reason.

Rather than relying on a blanket “no pets” policy, review requests properly and keep a record of the decision and the reasons for it.

7. Check your repairs and property standards

A well-managed property should have a clear process for reporting, assessing and dealing with repairs.

Ask yourself:

• Do your tenants know how to report a problem?

• Who responds if there is an emergency outside office hours?

• Are inspections being carried out and recorded appropriately?

• Are gas, electrical and other relevant safety records up to date?

• Are reports of damp and mould investigated and acted on?

These are practical questions for every landlord, whether you manage the property yourself or use an agent.

8. Know what your managing agent actually does

Appointing an agent can make life easier, but landlords should still understand what service they are paying for and what remains their responsibility.

Ask your agent:

• What is included in my management fee?

• How often will you inspect the property?

• How do you deal with repairs and emergencies?

• How will you keep me updated?

• How do you keep up with changes to rental legislation?

• What records and statements will I receive?

A good agent should be able to answer clearly and explain their procedures.

Need a straightforward conversation?

At MyEstate Luton, we understand that keeping up with changing rental rules can feel overwhelming—particularly when you have work, family and other commitments.

If you have a question about your rental property or would like to discuss how it is currently managed, contact Richard and the team.

No fees. Just straight answers.

? 01582 380330 / 07735 046589
? luton@my-estate.co.uk
? www.my-estate.co.uk

Richard Gedall MNAEA | AARLA
Director, MyEstate Luton Limited

This article is general information, not a substitute for advice on your individual circumstances. Rental rules and guidance can change, so check the latest government guidance when making a decision.