What’s changing — the headlines (short and sharp)

- Section 21 (no-fault) evictions end. You won’t be able to repossess a home simply because the tenancy term has expired. Possession will depend on statutory grounds.

- New possession grounds and new notice rules. Expect revised reasons for possession and stricter, more formal notice processes. That means more paperwork and stronger evidence requirements.

- Tougher property standards and stronger enforcement. Minimum standards are clearer and enforcement powers are stronger, expect fines and faster enforcement for serious failings.

- Deposit & tenancy reforms. New protections for tenants and streamlined dispute processes. The way deposits are handled and disputed will change.

- Protections against retaliatory eviction & quicker dispute routes. Tenants have stronger protection if they complain about the condition of a property. Disputes should be resolved faster.

- More evidence and record-keeping required. If you want possession, you’ll need dated inspections, photos, repair logs and consistent communication records.

- Not legal advice. This is a plain-English summary. For contested possessions or complex portfolios, get specialist housing legal advice.

What this actually means for landlords & investors

Short version: you can’t rely on “give notice, get the property back” any more. You’ll need better paperwork, better evidence and better compliance. Practically:

Longer lead times for repossession. Plan earlier for refurbishments, sales or re-lets.

Higher short-term compliance costs. Safety, repairs and paperwork will likely cost more up front.

Operational changes. Update ASTs, inventories, deposit handling and onboarding processes now.

People & training. Your team and any agents must know the new notice rules and how to gather evidence.

Cashflow planning. Model longer voids and delays when you’re forecasting exits or refurb projects.

Practical 10-point checklist...do these this week / month

1. Update your AST templates now. Remove any Section 21 language and add clauses that reflect the new process. (Get a solicitor to sign off the final wording.)
2. Audit every property. Smoke/CO detectors, gas/electrical safety, damp, energy performance and any obvious repairs. Fix high-risk issues first.
3. Review deposit procedures. Make sure deposits are protected and your paperwork supports quick resolution of disputes.
4. Start a photos & inspection log for every tenancy. Date everything. Photos, short notes, and receipts — kept in one folder or CRM.
5. Formalise communications. Save emails, texts and letters. Use templates that include dates and facts — these will be evidence.
6. Train staff & agents this month. Run a short session on new notice forms, evidence gathering and tenant communications.
7. Standardise paperwork. Intake checklists, inventories, tenancy packs and move-out reports should be identical across your portfolio.
8. Stress-test cashflow. Run scenarios with longer voids and delayed repossession to see the real impact.
9. Speak to your agent/solicitor. Get tenancy templates and possession procedures reviewed and stamped.
10. Seriously consider using a professional and qualified managing agent

How I can help?

I’m running a live briefing: Renters Reform 2026 — Biggest Changes in Decades, plus a webinar/recording for anyone who can’t make it.

At the session I’ll give you:

- Practical wording to drop into ASTs

- Real examples of evidence to collect for possession claims

- Cashflow models for longer notice windows

- A downloadable landlord checklist and template letters

Event & tickets:
https://www.eventbrite.com/e/renters-reform-2026-biggest-changes-in-decades-tickets-1969971230982?aff=oddtdtcreator

For a one-to-one tenancy audit, template review or staff training, email charlie@charliepanayi.com