What Landlords Are Asking in 2026: Key Takeaways from Our Landlord Seminars

Over recent weeks, our team has hosted landlord seminars in Bristol and Essex, bringing together landlords with a panel of legal, financial, and letting experts.

The sessions covered some of the most pressing topics facing landlords right now – from the Renters’ Rights Act to Making Tax Digital. One theme was consistent across both events: landlords are navigating a period of significant change and, understandably, have questions. Here we share the key takeaways from both evenings.

The Renters' Rights Act: Understanding What's Really Changing

Unsurprisingly, the Renters' Rights Act (RRA) dominated conversation at both events. Landlords have been exposed to a significant volume of press coverage and many arrived at the seminars with real concerns about what the changes will mean for them in practice.

The reassuring message from our panel was clear: the changes, while substantial, are manageable – particularly for landlords working with a professional agent.

Section 21 — The End of 'No Fault' Evictions

The removal of Section 21 notices was cited as the single biggest concern among landlords at the Essex event. However, our panel were quick to put this into context: Section 21 is going away but there remain a range of alternative grounds through which landlords can serve notice when required – including rent arrears, anti-social behaviour, redevelopment, and wishing to sell or move back into the property.

The practical reality for many landlords may not feel as different as feared, provided they understand and follow the correct processes.

Student Lets: A Specific Ground for Possession

For those letting to students, Ground 4A has been introduced specifically to accommodate student lets. This provides landlords operating in this market with a clear route to regain possession at the end of the academic year, offering some of the certainty that Section 21 previously provided.

Joint Tenancies: What Happens When Some Tenants Want to Leave?

A practical question raised in Bristol centred on joint tenancies: what happens if some tenants want to leave while others want to remain? Under a 'joint and several' tenancy, if one tenant serves notice it can apply to all. However, there are mechanisms that can allow remaining tenants to stay – this is an area where taking professional advice is particularly important, as the specifics will depend on the circumstances.

The Ombudsman and New Landlord Registration Requirements

The RRA will also require landlords to register on a new property database and join a landlord ombudsman scheme. At the time of the seminars, the fee structure for the ombudsman had not yet been confirmed. We will update landlords as further details become available.

Renting to a Company Rather Than Direct to Tenants

A question was raised around whether the RRA applies where a landlord lets to a company rather than direct to individual tenants. The panel's view was that the RRA applies to residential housing covered under the Housing Act 1988 and therefore, company lets are likely to be exempt in that scenario, though this is an area where seeking specific legal advice is recommended.

Rent Increases Under Section 13

With the end of fixed-term tenancies, rent increases will be managed through the Section 13 process. A key question from the Bristol audience was: who decides what the market rent is, and is there any guidance on the permitted percentage increase?
The answer is that comparable data, provided by agents, is used to establish market rent, and there is currently no prescribed cap on percentage increases. However, landlords should be aware that tenants can challenge increases through the First-tier Tribunal.

Referencing and Tenant Due Diligence

With the RRA heightening the importance of getting the right tenant in from the outset, rigorous referencing has never mattered more. Our panel highlighted that the vast majority of fraudulent tenancy applications are linked to employment – making employment verification a critical part of any referencing process.

Cutting corners at the referencing stage creates real risk. Good due diligence means verifying income, employment, previous rental history, and – where appropriate – taking a guarantor.

International Students and Those Without a UK Guarantor

A question specific to landlords letting to students – particularly international students – raised the issue of those who do not have a UK guarantor. There are guarantor services available that tenants can access directly, which can allow them to be considered for a property even without a personal guarantor in place.

Making Tax Digital (MTD): What Landlords Need to Do Now

Making Tax Digital for Income Tax Self-Assessment (MTD for ITSA) is coming, and for landlords, the time to prepare is now, not when the deadline arrives.
The practical steps our panel recommended:

• Find out your start date – MTD will be rolled out in phases depending on income levels
• Start looking at compatible software options now, so you're not scrambling at the last minute
• Get familiar with your chosen software before it becomes mandatory
• If you don't already have an accountant or bookkeeper, now is the time to engage one

On the question of whether MTD requires landlords to link their bank accounts digitally: a digital bank link can make processing more efficient, but it is not mandatory. Once enrolled in MTD, landlords will generally need to remain in the regime – though there is provision to exit if income falls below the threshold for a sustained period.

AWAAB's Law: On the Horizon

AWAAB's Law – which introduces strict timeframes for landlords to investigate and remediate hazards such as damp and mould – was raised at the Bristol seminar. The panel confirmed this is not coming into effect imminently for the private rented sector, but it is something landlords should be aware of and prepare for in due course.

The Overarching Message: Educate Yourself and Lean on the Experts

When asked what a resilient landlord looks like in 2026, every member of the panel gave the same answer: stay informed, understand your obligations, and keep up to date as the legislation continues to evolve.

The single biggest mistake a landlord can make right now is to bury their head and hope the changes pass them by. The legal and financial landscape is shifting, and the consequences of non-compliance are real.

The feedback from both evenings was overwhelmingly positive. Landlords who arrived feeling anxious left feeling informed and reassured – not because the challenges aren't real, but because with the right guidance, they are navigable.

As one consistent thread across both events made clear: landlords have never needed a knowledgeable, proactive agent more than they do right now. Our role isn't just to manage properties – it is to help our landlords navigate complexity with confidence.

Have Questions About How These Changes Affect You?

Our lettings team is here to help. Whether you're a current landlord wanting to understand your position under the new legislation, or you're considering letting a property for the first time, we're happy to talk it through.

Get in touch with your local Andrews branch to arrange a conversation.