MRF-0678-Landlord Times April 2026

LANDLORD TIMES

April 2026

RENTERS' RIGHTS ACT THE COUNTDOWN HAS BEGUN

With phase one of the Renters' Rights Act due to be implemented on 1st May, the one month countdown has begun and this is a crucial time for agents and landlords to be making final preparations for the changes we

will see enforced.

Rebecca Dean, Managing Director of SBK Lettings says ‘The Renters' Rights Act is the final product of successive governments’ plans to reform the Private Rented Sector

that stretch back over several years. The Renters' Reform Bill was first mentioned in 2019 by Theresa May’s government and the project was shaped by Michael Gove. After the 2024 General Election The Renters' Reform Bill became the

Renters' Rights Bill. The Renters' Rights Bill carried forward much of the contents of The Renters Reform Bill but the Labour government introduced some new measures.

The Renters' Rights Act received Royal Assent on 27th October 2025 and shortly after, details of the implementation was released and it was confirmed that the Act will be broken down into 3 Phases with

Section 21 ends

No-fault evictions are abolished.

To recover possession, landlords must rely on specific legal grounds under the Section 8 notice and serve prescribed notices correctly. If the tenant does not leave, landlords must pursue possession through the courts. Court timescales are currently averaging 34 weeks. During this period, landlords remain responsible for mortgage payments, insurance and maintenance costs. Errors in notice or procedure can restart the process entirely.

If the selling or moving-in ground is used, landlords are prohibited from re-letting the property for 12 months after the notice period expires — potentially up to 16 months from when notice is first served.

All tenancies become periodic

All fixed-term tenancies will transition to rolling periodic agreements.

Tenants may leave at any time with two months' notice from the rent due date. Landlords must give their tenants the required notice period as set out in the Act and must be

Phase One arriving on 1st May 2026.’

‘The next month will be an important period where as agents, we will be working to ensure any necessary changes are made so that landlords under SBK Lettings full management service are compliant with new regulations.’

Rebecca adds ‘We encourage landlords, particularly those who self-manage their property or

prepared to evidence the ground in court. Notice from a landlord cannot end sooner than 12 months from the latest tenancy start date.

Rent increases

Rent may only be increased once per year using a statutory Section 13 notice and the notice period will increase to two months.

Tenants may challenge increases at a cost of £47 via the First-tier Tribunal. If notices are served incorrectly, the increase will not be enforceable.

Rental bidding is banned

Properties must be marketed and let at a fixed asking rent.

Landlords and agents cannot accept offers above the advertised rent. Civil penalties begin at £7,000 and can rise to £40,000 for repeat breaches. Tenants may also challenge the starting rent if they believe it exceeds market value.

Information Sheet for existing tenants

Landlords must serve a government-issued Information Sheet on all existing tenants by 31st May 2026. Failure to do so

portfolio, to read the updates and make preparations to serve tenants with the relevant information which was released by the government on 19th March.’ Click here to view

As a reminder of the reforms which form part of Phase 1, here are the main changes for landlords to be aware of:

may affect the ability to rely on possession grounds.

Written statement of terms

Every new tenancy from 1st May must include a prescribed written statement. Existing tenancy agreements will require updating.

Pet requests

Tenants may formally request permission to keep pets. Landlords must respond within 42 days and may only refuse on reasonable grounds. Failure to comply may result in complaints to the Ombudsman. No additional pet deposit is permitted.

Rent in advance

For new tenancies, landlords may only request one month's rent in advance. Local authorities may impose civil penalties for breaches.

Rent Guarantee and Legal Expenses Cover will be more important than ever before

Rent Guarantee and Legal Expenses Cover will be more important than ever before for landlords when the first phase of the Renters' Rights Act comes into force on 1st May.

A recent story taken from Property Industry Eye confirms some worrying statistics which should be considered by landlords when protecting their rental investment:

Delays in possession cases are driving landlord losses beyond £10,000 in several parts of the country, according to new analysis from Legal for Lettings.

The findings highlight the growing financial strain on landlords – and on letting agents losing out on commission – while exposing sharp regional disparities in how long cases take to resolve.

London is the hardest hit, with average losses reaching £27,436 per case, driven by typical wait times of up to 12 months. Six other court areas – Croydon, Romford, Uxbridge, Kingston upon Thames, Chelmsford and Watford – are also seeing average losses exceed £10,000, with all located in and around London and the South East.

The data also points to inconsistent delays nationwide. While some areas report average waits of eight months, others are closer to seven, creating uncertainty over both costs and timescales for landlords navigating the system.

Will Eastman, Director at Legal for Lettings, said: “While there are some early signs of improvement in parts of the system, the overall picture remains deeply worrying for landlords.

“In many courts, it can still take the best part of a year to regain possession. These delays aren’t just an administrative inconvenience, they represent months of lost income and uncertainty, which the latest figures make very clear.

Landlords are still facing long waits and mounting arrears before they can resolve even straightforward cases

“Landlords are still facing long waits and mounting arrears before they can resolve even straightforward cases and this is before the Renters’ Rights Act has come into full force. It will be crucial to see how these pressures

evolve in the run-up to and beyond, 1st May and what further strain this places on the court system.”

The findings are published in the Quarterly Court Watch report, which shares insights and stats from 1,200 possession-related applications each year. The report is designed to give letting agents, landlords and industry stakeholders a clearer picture of how delays in the legal system are translating into real-world financial impacts.

Jo Egan, Regional Lettings Manager for SBK Lettings said ‘Rent Guarantee and Legal Expenses cover is a hugely important service for landlords and is one that we talk about and encourage our landlords to have in place to protect their investment. Rent arrears and tenancy breaches can and do occur and these are out of the control of the landlord and the managing agent but with Rent Guarantee and legal expenses cover in place, landlords can rest assured that their rent and costs connected to gaining vacant possession will be paid. It really is the ultimate peace of mind for landlords.’

Local Rental Market FocusMarket Harborough

The residential lettings market across Leicestershire remains resilient, with strong tenant demand continuing to outpace available supply. However, Market Harborough stands out as the area experiencing the highest levels of competition, reinforcing its reputation as one of the county’s most desirable places to live.

Average asking rents across all residential property types in Market Harborough have now reached £1,410 per calendar month, reflecting both the strength of demand and the town’s premium appeal. Detached homes command significantly higher values, with

average asking rents rising to £2,500 per calendar month.

Breaking this down by property size within the LE16 postcode:

1-bedroom: £800 pcm

2-bedroom: £1,040 pcm

3-bedroom: £1,320 pcm

4-bedroom: £1,670 pcm

Market Harborough’s continued popularity is driven by a combination of lifestyle and connectivity factors. The town offers an attractive balance of rural charm and modern convenience, with a vibrant high street, a strong selection of independent

retailers, cafés and well-regarded schooling.

Its excellent transport links, particularly direct rail services to London, make it especially appealing to commuters seeking a higher quality of life outside the capital. At the same time, the surrounding countryside and strong sense of community continue to attract families and professional tenants alike.

Leicestershire’s residential lettings market remains healthy overall, characterised by short void periods and steady rental growth. Within this context, Market Harborough continues to lead the way, offering landlords robust rental returns and consistent tenant demand.

With limited available stock and sustained renter interest, the town is expected to remain a key hotspot within the local lettings market for the foreseeable future.

Sophie Biddle Lettings Manager

• First floor studio apartment

• Modern shower room

• No on-ward chain

• Town centre location

• The property previously generated £7,800 per annum

• EPC - C

• Prime one-bedroom investment opportunity

• Sold with a reliable and professional tenant in situ

£75,000

• Currently generating £9,300 per annum

The Newarke, Leicester Gross yield of 10.9% £85,000

• Convenient city centre location

• Gross annual yield of 10.9% (based on the auction guide price)

• EPC - E For aution properties click logo For aution properties click logo

London Road, Coventry

• A company sale offering excellent returns on investment

• 15 double and one single self-contained high quality studios within walking distance of Coventry city centre

• Modern self-contained living spaces

• Fully occupied with existing tenancies in place at good market rents

• EPC - C

SOLDATAUCTION

Manor Drive, Loughborough

• Three-bedroom terraced property

• Ideal investment or development opportunity

• Spacious plot size

Price on Application

• Prime renovation/development opportunity

• Yields based upon auction guide price

For aution properties click logo

Gross yield of 9% £125,000

• Spacious semi-detached property

• Three well-proportioned bedrooms

• Ideal rental investment

• Desirable location of Barkby, Leicester

• Yields based upon auction guide price

For aution properties click logo

• End-terraced family home

• Ground floor WC and upstairs bathroom

• Prime Earlsdon location

• Finham Park and Earlsdon Primary catchment

*All rental values and subsequent yields are only estimates unless tenanted and subject to market fluctuations. To follow Sheldon Bosley Knight on

Road, Coventry Gross yield of

• Current rent value of £1,200 pcm

• EPC - E

£175,000

• Open-plan kitchen and living room

• Two double bedrooms with fitted wardrobes

• Walking distance to mainline train station to London

• Current rent value of £1,025 pcm

• Second floor apartment which can be access via lift or stairs

• Open-plan kitchen and living room

• Two double bedrooms with fitted wardrobes

• Covered parking

• Walking distance to mainline train station to London

• Current rent value of £975 pcm

• EPC - D

£230,000

Sheldon Bosley Knight is delighted to offer an off-market, exclusive opportunity of either individual plots or multiple unit discounted packages from developer David Wilson Homes. With various property styles there is plenty to suit your investment needs.

> Luxury three- and four-bedroom homes at Heritage Grange located just a short drive from Leamington Spa and Warwick.

> Built within 14.3 acres of green space, enjoy scenic walks and a family-friendly play area.

> Energy efficient homes with solar panels and EV car charging points.

> 20-minute drive to Leamington Spa and Warwick town centres with a regular bus service available.

> Close to the M40 motorway with easy links to Birmingham and Oxford.

> Discover countryside living with city convenience.

*Discounts and exclusive multiple unit packages are only available

For more information please contact Jack Richardson and the New Homes Team on 01789 333 466

the village of Stretton on Fosse, approximately 2.5 miles southwest of Shipston on Stour, and 3.5 miles north of Moreton in Marsh.

Access The land is accessed directly from Tankards Hill, Stretton on Fosse.

Buildings

fronted brick equestrian shelter with an attached stable used for feed and hay storage, all enclosed within ring gate. In addition, there is a separately

across

Designations

A water connection is present to a trough on the land. The Agent has not tested the services and Buyers must rely on their own due diligence.

Tankards Hill, Stretton on Fosse, Warwickshire, GL56

• 5.23 acres of Grade 3 pastureland

• Open-fronted brick shelter with separate brick stable

• Self-enclosed hardstanding area for parking and Shipston-on-Stour

Soil Type The land is classified as Grade 3 agricultural land, and the soils are For further information please call 01608 661666 (option 3) or email rural@sheldonbosleyknight.co.uk

• A water connection is present via a trough

• Perfect as a pony paddock or alternative uses (STPP)

• Redundant agricultural buildings extending to approximately 1,800 square feet

• 8.26 acres of Grade 3 pastureland with excellent road frontage

• Suitable for amenity or other alternative uses STPP Land off Tankards Hill, Stretton on Fosse

• Excellent connections to surrounding towns such as Moreton-in-Marsh and Shipston-on-Stour

£120,000 £200,000

Development land south of Banbury Road, Ettington

• Residential development opportunity

• Outline planning permission for up to 21 dwellings

• Eight open market dwellings and 13 self-build and custom-build

• For sale by Private Treaty offers to be submitted to Charles Davis 07915 397008 or Daniel Jackson 07809 563691

£2,500,000

• Prominent high street location

• Investment opportunity

• Gross internal area: 434m (46,802 sq ft)

• Passing rental value: £47,000 per annum

• Leased to a national covenant

9 Abbey Court Lane, Evesham

• Modern, two-storey office extending to approx. 1,575 sq ft

• Let to Raycom Ltd on a five-year FRI lease from June 2022, providing secure income

• Bright office space with suspended ceilings, LED lighting, partitioned meeting rooms, kitchen and WC

• Current rental £14,500 per annum

• Situated in Abbey Lane Court, an established business park with on-site parking and easy access to A46 and Evesham town centre

• Part exchange considered 9

• Planning permission granted to split flat into two, one-bedroom flats

• Highly desirable location

• Residential accommodation to be vacant upon sale

• Current rental £20,000 per annum

Gross yield of 2.4% £825,000

LOCAL BRANCHES ACROSS THE MIDLANDS