Last week we hosted a live webinar with more than 500 landlords to walk through one of the biggest changes we’ve seen in lettings for years. The Renters’ Rights Act is now on the statute book and although most of the major reforms don’t come into force until 1 May 2026, the shift in how landlords operate will be significant. Our guest speaker was Suzanne Smith, better known as The Independent Landlord, who cut through the jargon and offered a clear-eyed view of what’s coming.

Suzanne’s message was simple. Change is coming, but it’s manageable if you understand the rules, stay organised and look after your tenants. And because the noise around the Act is loud, her point about ignoring the scaremongering and sticking to reliable sources is one that landed strongly with the audience.

Below is a short recap of the key themes from the session and how Hello Neighbour is already preparing landlords for the transition.

Fixed terms are ending

From 1 May 2026 every assured shorthold tenancy automatically becomes an Assured Periodic Tenancy. No fixed terms, no renewals, no minimum periods, even for most student lets. Tenants can leave with two months’ notice and landlords will only be able to end tenancies using Section 8 grounds, not Section 21. Suzanne was clear that this is a big mindset shift, but not necessarily a negative one. Good tenants who look after the property and pay on time should feel secure. Landlords who manage professionally should feel confident too.

Getting the rent right becomes essential

Two things will matter more than ever:

1. Setting the initial rent accurately

Tenants will be able to challenge the first six months’ rent at the First-tier Tribunal if it’s above market value. There is also a strict ban on accepting offers above the advertised rent, something many agents have encouraged in the past. That ends on 1 May 2026. Suzanne’s advice was refreshingly practical. Don’t try to game the system. Don’t inflate the advertised rent hoping for bids. Know the market and price fairly.

2. Increasing rent through a formal process

From 1 May 2026, the only legal way to raise rent will be through a Section 13 notice (a new Form 4A). No side letters, no rent review clauses, no informal agreements. Tenants can also challenge the increase, so clear evidence of local comparables will be critical.

Civil penalties will be steep

Many breaches now carry penalties of up to £7,000, rising to £40,000 for repeat or continuing breaches, and offences.

Examples include:

· Using an old fixed-term AST after implementation

· Trying to enforce a fixed term after 1 May 2026

· Accepting rent before both parties have signed

· Advertising a property without stating the proposed rent

· Blanket bans on tenants claiming benefits

Suzanne’s point was that landlords don’t need to fear these rules, they just need to know them.

Pets, advance rent and student HMO lets all change too

Tenants will have the right to have a pet if they follow the statutory process, and the landlord doesn’t have a good reason to refuse. Landlords won’t be able to require rent in advance for new tenancies, and student HMO tenancies will have a new notice mechanism.

The common thread is the same: understand the limits, document things properly and stay within the new framework. How is Hello Neighbour supporting landlords through this change? Richard Jenkins, our Co-Founder and CEO, spoke during the webinar about how Hello Neighbour is preparing for the new system. Here’s how we’re helping:

Clear, data-driven rental valuations

With nearly 1,000 managed homes and thousands more let across the platform, we already hold a deep pool of rental data. We’re building this into the landlord workflow so you can demonstrate market rates if a rent increase is challenged.

Compliance built into the platform

We’ll surface the new rules directly in your dashboard so you always know what actions are required. When the official government information sheet is released, we’ll send it automatically to all managed tenants and provide it to self-service landlords to issue themselves.

Better referencing, fewer risks

As Section 21 disappears, the quality of referencing matters even more. Our process is already robust with credit checks, employer references, landlord histories and document-fraud scanning. That remains central as we move into the new regime.

Support if tenants leave early

One worry raised during the Q&A was the new ability for tenants to leave with two months’ notice. If a tenant found through Hello Neighbour leaves within the first six months, we’ll find you a replacement tenant free of charge* (T&Cs Apply)

Regular inspections and clear records

Our six-monthly mid-term inspections and automated rent-payment records help landlords maintain the evidence required if a Section 8 notice is ever needed for rent arrears.

What should landlords do next?

Suzanne closed with something that set the tone for the whole session. Being a landlord is not passive income. It’s a business. And like any business, it thrives when you take ownership of the things you can control:

· Look after the property

· Look after the tenants

· Keep good records

· Stay informed

Everything else is noise.

We’ll continue publishing updates, guides and Q&As as the implementation date approaches. If you missed the webinar, the slides and full transcript are available here, and we’ll be running more sessions early next year.

You can find more information here:

https://www.hello-neighbour.com/renters-rights-home