Renters’ Rights Act 2026: What Hampshire Landlords Need to Know Before the Next Changes

The Renters’ Rights Act has introduced some of the biggest reforms to England’s private rental market in decades. And while many of the headline changes are already in force, the next stage of reform is approaching.

For landlords, this is about more than understanding legislation. It is about protecting rental income, maintaining a compliant property and making sensible decisions about the future of an investment.

At Marco Harris, we believe successful property management starts with good advice, realistic expectations and a clear understanding of the market. Here is what landlords need to know.

What has changed for landlords in 2026?

On 1 May 2026, the first major phase of the Renters’ Rights Act came into effect.

Among the most important changes were the abolition of Section 21 no-fault evictions, the introduction of rolling assured periodic tenancies, new restrictions on rent increases and changes to how landlords can advertise and let their properties.

These rules affect landlords across England, including those with properties in Southampton, Eastleigh, Fareham, Portsmouth, Winchester and the New Forest.

The practical implication is straightforward: managing a rental property now requires a more structured approach to tenancy administration, documentation and communication.

Can landlords still regain possession of their property?

Yes, but the process has changed.

Section 21 is no longer available for starting new possession proceedings under the reformed system. Transitional arrangements may apply to earlier proceedings. Landlords must instead rely on the relevant legal grounds for possession, using the correct procedure and notice.

There are still circumstances in which a landlord may be able to recover their property, including a genuine intention to sell, moving into the property, serious rent arrears or antisocial behaviour. However, the applicable grounds, evidence requirements and notice periods matter.

For anyone considering selling a tenanted property, early planning is particularly important. The timing of a sale, the existing tenancy and the legal route to possession can all influence the options available.

What about increasing the rent?

Rental income remains one of the most important considerations for property investors.

Under the new rules, rent increases for applicable assured periodic tenancies are generally limited to once per year and must follow the statutory procedure, including at least two months’ notice. Landlords must also consider whether the proposed rent reflects the open market.

That makes an accurate rental valuation increasingly valuable. A property that has been let to the same tenant for several years may no longer reflect current market conditions. Equally, an unrealistic rental figure can create unnecessary complications.

The objective should be to achieve a sustainable market rent while retaining a reliable tenant and protecting the long-term performance of the investment.

Wondering whether your property is achieving the right rent? Marco Harris can review your rental property’s market position and discuss the options available to you.

The next major change: the landlord property database

Another significant development is the introduction of a new private rented sector database.

The registration service is scheduled to launch on 15 December 2026 in the West Midlands before rolling out across England. For properties in the South East region, the published timetable specifies 15 March 2027. Landlords should check which region applies to their property and the latest government guidance.

The system is intended to bring together information about privately rented properties and help landlords demonstrate compliance.

For landlords with multiple properties, this makes organised record-keeping especially important. Gas safety records, electrical safety documentation, energy performance information and accurate property details should all be maintained and readily accessible.

Rather than waiting until registration becomes mandatory in your area, now is a sensible opportunity to review your portfolio records.

Is it becoming harder to be a private landlord?

There is no doubt that the regulatory responsibilities associated with letting property have increased.

But that does not automatically mean property investment has become unattractive. The fundamentals still matter: buying the right property, understanding local rental demand, controlling expenditure, minimising void periods and achieving an appropriate return.

For some landlords, the changes may encourage a review of how their properties are managed. For others, particularly those with growing portfolios, professional management may become an increasingly attractive option.

The key is making decisions based on the performance of the investment rather than reacting to individual headlines.

Should you continue letting your property or consider selling?

This is a question many landlords will naturally be considering. The answer depends on your circumstances.

If your property generates a healthy net return, has a dependable tenant and fits your longer-term financial plans, retaining it may remain sensible.

However, if maintenance costs are increasing, mortgage commitments have changed or your investment objectives are different from when you originally purchased, it may be worth reviewing your position.

Before deciding, understand three things: your property’s current market value; its realistic rental value; and its actual net performance after maintenance, management, finance and other costs. Having both a sales valuation and a rental assessment can provide a much clearer picture.

Why local knowledge matters

The Hampshire rental market is not one single market.

A family home in Hedge End can attract a different tenant demographic from an apartment in Ocean Village. A country property in the New Forest will have different considerations again.

Demand, rental expectations, presentation and tenant suitability can vary significantly between locations and property types. Understanding these differences is essential when deciding how to market a property, where to position its asking rent and how to minimise unnecessary time without a tenant.

At Marco Harris, our approach combines property marketing with local market knowledge and practical advice.

How Marco Harris can help

Whether you own one rental property or a wider portfolio, understanding your options is the first step towards making a confident decision.

Our team can help you review your property’s rental position, discuss management requirements and explore the potential sales value of your investment.

You may be looking for a new managing agent. You may simply want to know whether your property is achieving the right rent. Or perhaps you are considering releasing capital through a sale.

Whatever your position, the conversation should begin with the numbers and a clear understanding of your objectives.

Own a rental property in Hampshire? Speak to Marco Harris about a rental valuation, a property management review or an up-to-date sales appraisal.

This article provides general information about the law in England as at November 2026 and is not legal or financial advice.