The Renters’ Rights Act is the biggest shake-up of the private rented sector in over 40 years, and it’s no longer on the horizon — it’s already law. The Act received Royal Assent on 27 October 2025, and the main tenancy reforms came into force on 1 May 2026. If you own a rental property anywhere in Nottinghamshire, whether it’s a single flat in West Bridgford, a family home in Ruddington, or an HMO let to students, these changes apply to you now. At Benwell Daykin, letting agents in Nottingham, we manage properties for landlords across the whole county, and this guide sets out exactly what’s changed and what you need to do about it.

What Is the Renters’ Rights Act?

The Renters’ Rights Act replaces the previous government’s stalled Renters (Reform) Bill and delivers on Labour’s manifesto commitment to overhaul renting in England. It rewrites the relationship between landlords and tenants across the board, covering how tenancies work, how rent can be increased, how landlords can regain possession of their property, and what information landlords must provide. The changes apply to new and existing tenancies alike, so if you’re a landlord with tenants already in place, you’re not exempt just because their agreement predates the Act.

Section 21 “No-Fault” Evictions Have Been Abolished

The headline change is the end of Section 21. Landlords can no longer serve a Section 21 notice to end a tenancy without giving a reason. If you need to regain possession of your property, you’ll now need to rely on one of the grounds set out under Section 8, which has been expanded to give landlords clearer routes to possession — for example, if you want to sell the property, move in yourself, or a family member needs to live there, or if the tenant is in serious rent arrears or breach of tenancy. The trade-off is that these grounds come with their own notice periods and evidence requirements, so it’s worth understanding which ground applies to your situation well before you need to use it.

If you’re unsure which grounds might apply to your property, our team can talk you through it — get in touch with us here or call 0115 990 2007.

All Tenancies Are Now Periodic

Fixed-term assured shorthold tenancies have effectively been abolished. Every tenancy is now a periodic tenancy with no fixed end date, meaning tenants can give notice to leave at any point (typically with a minimum notice period), and landlords can only end the tenancy using one of the Section 8 grounds. For landlords used to setting a 12-month fixed term, this is a significant shift in how you’ll plan re-lets, void periods, and cash flow — which is exactly the kind of thing a dedicated property manager should be tracking on your behalf.

New Rules on Rent Increases

Rent review clauses written into tenancy agreements no longer have any legal effect. From 1 May 2026, the only way to increase rent is via a Section 13 notice, and landlords must give tenants at least two months’ notice of any increase. Tenants also have the right to challenge a rent increase at a tribunal if they believe it’s above the market rate. This makes it more important than ever to base rent increases on solid local comparables rather than a flat annual percentage, since an increase that can’t be justified against the local market is now easier for a tenant to contest.

The Tenant Information Sheet

Landlords with tenancies that were already assured shorthold tenancies on 1 May 2026 were required to issue the government’s official Tenant Information Sheet to their tenants by 31 May 2026 — and failure to do so carries a civil penalty of up to £7,000. If you haven’t sent this yet, it needs urgent attention. Beyond that initial deadline, the requirement to provide this information sheet continues to apply to all new tenancies going forward, so it’s now a standard part of setting up any new letting.

What’s Still to Come

Not every part of the Act has landed yet. A new Private Rented Sector Database is due to begin a regional rollout from late 2026, with full launch expected in 2027, giving councils and tenants visibility of registered landlords and their compliance history. A Private Rented Sector Landlord Ombudsman, which will handle disputes without landlords or tenants needing to go to court, is expected to follow. The Decent Homes Standard, which will set minimum property condition requirements for the rental sector, isn’t expected to apply until much later in the implementation timeline. We’ll keep our landlords updated as each stage becomes clearer, but the direction of travel is consistent: more compliance obligations, more documentation, and more scrutiny of how rental properties are managed.

What This Means for HMO and Student Landlords

If you let to students or run an HMO, the same core changes apply — no more Section 21, periodic tenancies as standard, and the same Section 13 rent increase process. Student lets have historically relied on fixed 12-month terms that align with the academic year, so the shift to open-ended periodic tenancies is a particularly important one to plan around if this is your usual model. We manage a mix of single lets, family homes, and HMOs for professionals and students across Nottinghamshire, and we’re already adapting our processes for exactly this kind of property.

How Benwell Daykin Helps You Stay Compliant

This is a lot for any landlord to keep on top of alongside everything else involved in letting a property. That’s exactly why our fully managed landlord service exists — your dedicated property manager keeps track of notice periods, rent review timing, compliance deadlines, and documentation, so nothing slips through the net. Whether you’re renting out a buy-to-let property for the first time or you’ve been a landlord for years, our letting agents in Nottingham manage properties for landlords right across Nottinghamshire and we’re on top of every change as it lands.

Want a hand making sure your tenancies are compliant? Contact our team for friendly, straightforward advice, or call us on 0115 990 2007.

Frequently Asked Questions

Do I still need to serve notice to end a tenancy?

Yes. You’ll need to rely on one of the Section 8 grounds for possession rather than a Section 21 notice, and the notice period will depend on which ground applies to your situation.

Can I still increase the rent on my property?

Yes, but only via a Section 13 notice, giving tenants at least two months’ notice. Any rent review clause written into the original tenancy agreement no longer has legal effect.

What happens if I haven’t sent the Tenant Information Sheet?

Landlords who had an existing AST in place on 1 May 2026 were required to send this by 31 May 2026, with a civil penalty of up to £7,000 for non-compliance. If you haven’t done this, you should act urgently — our team can advise on next steps.

Do these changes apply to tenancies that started before May 2026?

Yes. The Act applies retrospectively to existing tenancies as well as new ones, so you’re not exempt because your tenancy agreement predates the reforms.

Does this affect HMOs and student lets differently to standard tenancies?

The core changes — abolition of Section 21, periodic tenancies, and the new rent increase process — apply in the same way. The main practical difference is that HMO and student landlords who relied on fixed academic-year terms will need to plan re-lets differently now that open-ended periodic tenancies are the default.

Where can I get help staying compliant?

Our fully managed landlord service covers compliance as standard, so you don’t have to track every deadline yourself. Call us on 0115 990 2007 or contact us here to find out more.

Talk to Nottinghamshire’s Landlord Specialists

Legislation like this is exactly why so many landlords across Nottinghamshire choose to work with a letting agent who stays on top of the detail. If you’d like to know how the Renters’ Rights Act affects your specific property, or you’re considering letting a property for the first time, get in touch with our team or call us on 0115 990 2007 for friendly, straightforward advice.

New research from Propoly has confirmed what we see on the ground every day: Nottingham has more rental activity per letting agency than anywhere else in the country. Nottingham’s letting agents are managing more than double the average number of rental properties handled per agent across 21 major British cities.

The research looked at available rental listings across those 21 cities in July 2026, using market data sourced via Rightmove to measure how much activity each local market was generating.

Nottingham recorded 3,078 available rental listings in the snapshot — a volume of demand that puts it well ahead of every other city studied, and far above the national average of 13.1 listings per agency.

What this means if you’re renting or letting in Nottingham

Sim Sekhon, group chief executive at Propoly, put it well: the volume of rental stock a market generates shapes the operational challenge of managing it, and efficiency becomes critical as demand grows. The systems and processes in place directly affect how quickly properties get marketed, how enquiries are handled, and how smoothly tenancies progress.

That’s exactly why it matters how your letting agent is set up in a market like Nottingham. With nearly two and a half times the national average level of demand, keeping pace requires the right systems — otherwise properties sit longer, enquiries get missed, and tenancies stall.

This is where Benwell Daykin’s approach makes the difference. Our systems and processes for landlords are built around handling exactly this kind of demand without losing the responsiveness that landlords and tenants rely on. We know Nottingham’s rental market inside out, and we’ve structured the way we work specifically to match its pace.

If you’re a landlord wondering whether your property is performing as it should in this market, it’s worth getting a free rental valuation. And if you’re searching for a home to rent, you can browse our current listings directly.

Our take: Nottingham’s rental market isn’t just busy, it’s the busiest in Britain by some distance. That puts real pressure on how a letting agency needs to operate day to day. If you’re a landlord or tenant in Nottingham, that’s precisely why working with an experienced, well-resourced agent matters more here than almost anywhere else in the country.

How Not to Get Caught Out with a Selective Licence – Unlike Rachel Reeves

It’s been all over the news — Chancellor Rachel Reeves has found herself in hot water after one of her rental properties reportedly didn’t have the required selective licence. It’s a reminder to landlords everywhere: even if you have an agent managing your property, you’re still legally responsible for compliance.

What Is a Selective Licence?

A selective licence is a legal requirement in certain areas where local councils want to improve housing standards and ensure responsible property management. It applies to most private rented properties within designated zones — and landlords must apply for a licence before letting their property.

What Happened with Rachel Reeves?

Rachel Reeves’ property reportedly fell within a selective licensing area. Her estate agent knew this, informed her, and even said they would apply for the licence on her behalf — but it seems the application was never actually completed.

While the agent’s failure is concerning, the legal responsibility still lies with the landlord. Even if your agent promises to handle it, you remain accountable for ensuring the licence is in place.

What Her Estate Agent Should Have Done

A competent and compliant estate agent should always:

• Check whether the property is in a selective licensing area
• Inform the landlord immediately if a licence is required
• Submit the application promptly and track its progress
• Confirm in writing once the licence has been successfully approved
• Keep full records of all communication and documentation

Good communication and follow-through are essential — not just promises.

What We Do at Benwell Daykin

Here in Nottingham, a large part of the city falls under the Nottingham City Council Selective Licensing Scheme. If your property is within the city council boundary or Gedling Borough Council, it’s very likely you’ll need a licence. Properties outside this boundary (for example, in parts of Broxtowe or Rushcliffe) are not affected — but it’s always best to check.

At Benwell Daykin, we take selective licensing seriously. From the moment we begin managing a property, we check whether a licence is required — especially for landlords with homes inside the Nottingham City Council boundary.

If a licence is needed, we handle the entire process efficiently and keep our landlords informed every step of the way. We never assume “someone else will sort it”. Every application is tracked until it’s complete, and we confirm once approval has been granted.

With us, you can be confident that your property is fully compliant — and your reputation is protected.

What Could Happen to Rachel Reeves?

Failing to hold a selective licence is a serious matter. The local council can issue civil penalties of up to £30,000, or even prosecute the landlord. Tenants can also apply for a Rent Repayment Order, potentially forcing the landlord to repay up to 12 months of rent received during the unlicensed period.

It’s a costly and easily avoidable mistake — especially when your agent stays on top of compliance from the start.

Stay Compliant with Benwell Daykin

If you’re not sure whether your property needs a selective licence in Nottingham, get in touch with Benwell Daykin today.

We handle everything from initial checks to completed applications, so you never get caught out by the rules or end up facing unwanted headlines.

You can also read our full guide on Nottingham Selective Licensing.

October 2023 and the Nottingham lettings market is booming.

According to the BBC, landlords are now seeing at least 25 interested parties looking at every individual property.

Looking back at the rental market in 2019, this was down to an average of just 6 parties looking at the same house or flat.

Rental price rises

This news now comes at the time when the average rental price outside of London has hit £1,278 – a new record. This alone is a 10 per cent increase since July.

Looking specifically at Nottingham, the average rental price for those letting their property is £1502 pcm (Homes.co.uk)

Why are rents rising in Nottingham?

Rents are rising in Nottingham for a number of reasons. The city has an extremely large student population and many students are now returning after COVID.

Many individuals, couples and families are also now turning to the rental market since high mortgage rates have made home ownership a distant prospect.

Earlier this year, Benwell Daykin also reported that renting could soon be cheaper than buying in the Nottingham area.

Housing demand outstripping supply

Another reason for such a large amount of applications for each property is that supply is fairly low.

Many landlords are looking to sell due to mortgage rates, tax changes, EPC changes and more. This means that there is a much smaller range of properties for prospective tenants to choose from.

What does this mean for landlords?

If you’re looking at letting a property to tenants then your void periods are likely to be minimal. This should obviously save you some money, especially for those who still have a buy to let mortgage.

If you were considering selling your property then it may be an idea to wait and let it out instead.

How can tenants successfully rent their dream property?

With demand so high, letting agent Benwell Daykin can offer a few tips on how to successfully rent a property.

• Start looking early to ensure you aren’t left without a home. With 25 parties looking at each rental property, the chances of getting rejected are unfortunately high
• Ensure you have all your paperwork in place, including ID, payslips and references
• Calculate your finances and make sure you aren’t out pricing yourself. Remember to include funds for your deposit, bills, furniture and more
• Set up alerts on Rightmove or Zoopla. This means you will get an email as soon as new lettings properties are listed

Want more lettings information?

Talk to Benwell Daykin who can help both landlords and tenants. Call 0115 990 2007 today. We can even provide free valuations.

We have been successfully matching tenants to rental properties for years and offer free advice over the phone.

This year the Uk economy has hit some challenges. Energy costs, high inflation, plus much more. With this, house prices have changed and so have mortgage payments.

The latest figures from Nationwide state that house prices have fallen at their fastest rate in August since 2009. Although this sounds like doom and gloom, the average house price back then was £162,112 compared to today’s prices of £286,000. This means that anyone looking to move should still turn a tidy profit.

Although this probably isn’t new news to anyone,  mortgage payments have now increased in line with rising interest rates. For some families, this has seen monthly repayments triple.

So with mortgage payments rising, is it now cheaper to buy or to rent?

The answer, according to property site Zoopla, is it depends where you live!

Currently, those who live in London and the south are likely to now find it cheaper to rent a property.

The average UK rent is £1,163 per month, while average mortgage repayments are £1,285 for first-time buyers with a 15% deposit.

In Ruddington and Nottinghamshire, you are still likely to be financially better off when buying a property instead. The difference though is tiny, with just £56 between the average rental payment and the average mortgage payment.

So why is this?

Put simply, house prices have been much higher in the south for a long time. Historically low mortgage rates meant that buyers could afford larger houses and pay less. Now they’re paying more.

If you are struggling with mortgage payments, please talk to Benwell Daykin who will be able to offer free, impartial financial advice from our fully regulated advisor. We would also be happy to provide a free property valuation to see how much your property is now worth.

Call 0115 990 2007 and talk to our friendly team today.