Journal

It is widely described as the biggest shake-up to private renting in 30 years, yet most landlords we speak to across Hedge End, Bishop's Waltham, Fair Oak, Bitterne and the surrounding areas are not panicking. They are doing something more practical: they are working out whether what they have in place is still good enough.

That is exactly the right action to be taking.

This is a straightforward guide to what has changed, what it now requires of you, and what the landlords who are navigating it well have in common.

The context you need first

The Renters' Rights Act affects an estimated 2.3 million landlords and 11 million tenants across England, and it has reshaped the basics of how tenancies work from day one.

Nationally, 31% of landlords have said they intend to reduce their portfolio over the next two years, and 16% intend to sell all their properties within two years, as a direct result of the Act being introduced.

Rents in Southampton are continuing to rise, with the average monthly rent in the city now at £1,248 and up 3.2% year on year, slightly ahead of the South East average, according to the ONS.

The landlords who stay the course, manage their properties properly, and keep up with compliance are in a strong position. The ones who do not are increasingly exposed.

Here is what has changed.

Section 21 has been abolished

Previously, landlords could regain possession of a property at the end of a tenancy without giving a specific reason. That option is no longer available.

All possession claims must now rely on specific grounds under Section 8. These include serious rent arrears, anti-social behaviour, the landlord moving back into the property, or selling it. The grounds themselves are reasonable. What matters is that the correct process is followed precisely, and that the documentation to support it exists.

If you needed to regain possession of your property tomorrow and your paperwork was not in order, you would find the process considerably harder than it would have been a year ago.

All tenancies are now periodic from day one

From 1 May 2026, all assured shorthold tenancies converted automatically to assured periodic tenancies. Fixed terms no longer exist. There is no transition period, it happened immediately. 

For most landlords, the practical experience of managing a property day to day will feel similar. What changes is the focus. Instead of managing towards a renewal date, you are now managing a rolling tenancy throughout its duration. That places greater weight on communication, record-keeping, and staying on top of compliance throughout the tenancy rather than just at key milestones.

Rent increases now follow a formal process

You can still review your rents and keep them in line with the local market. In south Hampshire, where rental demand remains strong across Hedge End, Bishop's Waltham and Bitterne, that matters.

What has changed is the process. Rent increases can only happen once per year and must follow the formal Section 13 procedure, using a specific notice. Any rent increase previously agreed informally with a tenant is no longer valid. If you have historically handled rent discussions with tenants without following a formal process, that approach is no longer sufficient.

Pet requests require a considered response

Tenants now have stronger rights when requesting permission to keep pets. You cannot simply refuse. Each request needs to be considered on its own merits and your response must be documented.

In practical terms, this is less about whether pets are acceptable and more about whether you can show that you considered the request fairly and responded appropriately. The principle is straightforward. The documentation matters.

There is a compliance deadline you may have missed

Landlords were required to send all named tenants a copy of the government's Renters' Rights Act Information Sheet 2026 by 31 May 2026. Failure to comply can result in a fine of up to £7,000, with the starting point for the penalty set at £4,000. 

If you manage your property yourself, or use a let-only service, this was your responsibility, and yours alone. If you are unsure whether it was sent, that is something to resolve immediately.

What all of this adds up to

Taken individually, none of these changes are unmanageable. Taken together, they represent a significant increase in the administrative and compliance burden on landlords.

The landlords who are coping well have one thing in common: they either have strong systems of their own, or they have professional support in place that handles these responsibilities on their behalf. The landlords who are finding it difficult are those who relied on informal processes that no longer meet the standard the legislation requires.

The Renters' Rights Act has not made it impossible to run a successful rental property. It has simply raised the standard on what running one properly actually requires.

For landlords in South Hampshire, the market fundamentals remain good. Demand is strong, rents are rising, and the properties that are well managed and fully compliant will attract and retain good tenants. The question worth asking is whether your current arrangement gives you confidence that everything is being handled correctly.

How White and Guard can help

Our fully managed service covers tenant communication, rent review administration under Section 13, compliance monitoring, property inspections, maintenance coordination, and documentation management. When the legislation changes, we deal with it, not you.

For landlords who are currently self-managing or using a let-only service, that may be worth thinking about more carefully now than it was a year ago.

Book your free Renters' Rights Act compliance review

We are offering a free compliance review for landlords across south Hampshire.

We will talk through how your property is currently managed, check whether the correct processes are in place under the new legislation, and give you a clear, honest picture of where things stand. There is no obligation, and no sales pitch.

Whether you are managing your property yourself, using a let-only service, or considering full management for the first time, you will come away with a clear understanding of what the new rules require and what, if anything, needs to change.

To book your free review, contact your local White and Guard branch in Hedge End, Bishop's Waltham, Bitterne or Fair Oak.

Property is personal. Getting the details right protects it.