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One of the biggest changes introduced by the Renters' Rights Act 2025 is the abolition of Section 21. For more than 30 years, Section 21 allowed landlords to regain possession of their property without having to provide a specific reason. From 1 May 2026, this route is no longer available. However, this does not mean landlords have lost their right to regain possession of their property. Instead, possession must now be sought using the reformed Section 8 grounds, which have been expanded to provide landlords with clear and lawful reasons for seeking possession when necessary.
Understanding these changes is now more important than ever.
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For many first time buyers, getting onto the property ladder can feel out of reach. House prices continue to outweigh starting salaries in many areas, making it increasingly difficult to save for a deposit independently. In fact, around half of all first time buyers in the UK now receive some form of financial help from parents or family members, whether through a gift, a loan, or by acting as a guarantor. Supporting your child with a deposit can make a huge difference and help turn the dream of homeownership into a reality. However, there are a few important things to consider before transferring any funds.
What Mortgage Lenders Will Require
If part of the deposit is coming from a family member, mortgage lenders will ask where the money has come from and will require a formal gifted deposit letter. This letter confirms:
• The money is a gift and not a loan
• No repayment is expected
• The person gifting the money will have no financial interest in the property
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With ongoing changes in legislation and the wider market, it is understandable that some landlords are considering selling. However, holding onto your rental property can still offer long-term value. Rental demand remains strong across many areas, and well-managed properties continue to provide steady monthly income alongside the potential for future capital growth.
Before making a decision, it is worth reviewing your current position. Consider your rental yield, ongoing demand in your area and how your property fits into your wider plans. In many cases, making small adjustments such as a rent review or improving efficiency can strengthen returns and make retaining the property a more attractive option than selling.
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Understanding the new approach
The Renters’ Rights Act introduces a more structured process for rent reviews. In most cases, rent can now only be increased once every 12 months and must be done using the correct formal route. This means serving a Section 13 notice with at least two months’ notice, ensuring the proposed rent reflects the current market. Getting this right from the outset is key to avoiding delays or disputes.
Setting the right level
One of the most important factors is ensuring your rent sits in line with comparable properties in your area. Overpricing can lead to challenges, while underpricing may impact your return. Looking at similar properties, current demand and condition will help you position your property correctly. A well-evidenced, realistic figure is far more likely to be accepted and avoids unnecessary back and forth.
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The changing role of a landlord
With ongoing legislative changes, being a landlord now involves far more than simply collecting rent. Compliance requirements are increasing, with stricter rules around documentation, safety standards, communication and how tenancies are managed day to day. While self-management can seem like a cost-saving option, it is important to consider the time, responsibility and potential risks involved.
Understanding the true cost of self-management
Managing a property yourself means staying fully up to date with current legislation, ensuring all documentation is correct and keeping detailed records throughout the tenancy. Missing a step, whether that is a certificate, notice or piece of paperwork, can lead to delays, financial penalties or complications if you need to regain possession. What may appear as a saving initially can quickly become costly if something is overlooked.
