The Intermediary – February 2026 - Flipbook - Page 61
BUY-TO-LET
Opinion
ALICE HARRIS
is legal director at Birketts LLP
1st May will be limited to one month’s
rent, which is payable before the
tenancy begins.
Another major change is the
removal of blanket bans on tenants
with pets or children. Landlords must
not unreasonably refuse requests by
tenants to have a pet in the property.
In the same vein, anti-discrimination
rules now prevent landlords from
rejecting applicants based on benefit
status or having children.
Long-term plans
While these immediate changes will
certainly impact the sector, there is
also significant change scheduled for
further down the line. In late 2026, the
Private Rented Sector Database will be
rolled out. This means all landlords
must register their properties and
tenancies and pay a membership
fee, and failure to do so will restrict
access to possession routes and lead
to potential fines.
The RRA also supports future
reforms aimed at improving safety
and energy efficiency. Energy
Performance Certificate (EPC)
C standards are anticipated to be
implemented by 2030, and the Decent
Homes Standard is set to apply
to the private rented sector from
2035 to 2037.
In addition, Awaab’s Law will
impose mandatory timeframes on
repairing dangerous hazards, namely
that of black mould, and from
2026 to 2028, the Private Landlord
Ombudsman will launch in phases,
creating a free and binding dispute
resolution mechanism to deal with
issues and disputes raised by tenants.
Time to adapt
Ultimately, the RRA represents a
decisive shi in the balance of power
within the PRS. While tenants
gain stronger rights, landlords face
higher compliance burdens and more
constrained financial modelling
assumptions. For brokers, lenders,
conveyancers and advisers, the RRA
is not merely regulatory reform, but a
new operating framework.
The coming years will be testing
but reward those who adapt
early: updating internal policies,
reviewing portfolios, preparing for
compliance, and navigating this
transformed landscape with clarity
and foresight. ●
