Hey there, Torbay landlords! Claire here.
If you’ve been keeping an eye on the calendar, you’ll know that we are officially just a few days away from May 1, 2026. For most people, that means bank holiday plans and hoping for a bit of English sunshine. But for those of us in the property world, it marks the biggest shake-up to the private rented sector in decades: the Renters’ Rights Act is officially landing.
I know what you’re thinking. "Another law? More paperwork? Claire, just tell me if I need to panic."
The short answer is: No, don't panic. But you do need to be prepared. The rental landscape in Torquay, Paignton, Brixham, and across Teignbridge is changing. The days of "business as usual" are evolving into something a bit more regulated, and while it might feel overwhelming, it’s all manageable if you’ve got the right info.
I’ve spent the last few months diving deep into the legislation so you don’t have to. Here is the simplified, "plain English" version of what the Renters' Rights Act means for you and your Torbay investments.
1. The End of Section 21 (The "No-Fault" Eviction)
This is the headline grabber. From May 1st, Section 21 is officially a thing of the past.
Previously, if a fixed-term tenancy ended, you could regain possession of your property without having to give a specific reason. Under the new Act, you can no longer do that. Every eviction now needs a "legal ground."
What does this mean for you?
If your tenant is paying rent on time and looking after the place, they effectively have a right to stay there indefinitely. However, the government has strengthened "Section 8" grounds. You can still get your property back if:
- You want to sell the property.
- You or a close family member wants to move into the property.
- The tenant is in significant rent arrears.
- The tenant is engaging in anti-social behaviour.
The key change here is that you’ll have to prove these grounds in court if the tenant doesn't leave voluntarily. It makes tenant selection: something we pride ourselves on here at Butterworth Lettings more important than it has ever been.
2. Say Goodbye to Fixed-Term Tenancies
This one is a bit of a mind-bender for those of us used to the traditional 6 or 12-month AST (Assured Shorthold Tenancy).
As of May 2026, all tenancies are becoming periodic from day one.
There are no more "fixed terms." A tenant can move in on the 1st of the month and, technically, give their two months' notice shortly after. The idea is to give tenants more flexibility, but for landlords, it means you might see a bit more turnover if you don't have the right tenants in place.
All existing tenancies will eventually roll over into this new periodic system. It’s designed to simplify things: one single system for everyone: but it does mean you can't "lock in" a tenant for a year anymore.
3. Rent Increases: The New Rules
We all know that costs have been rising: mortgages, maintenance, and insurance aren't getting any cheaper. You can still increase your rent, but the Renters' Rights Act introduces some stricter "how-to" steps:
- Once a year only: You can only raise the rent once every 12 months.
- The "Market Rate" rule: You can only increase rent to the current market price.
- Notice period: You must give at least two months’ notice of any increase using a specific legal form (Section 13).
- The Tribunal: Tenants now have more power to challenge increases they think are "above market rate" via a first-tier tribunal.
In Torbay, where demand usually outstrips supply, market rates have stayed strong. As long as you aren't trying to price-gouge, you shouldn't have much trouble here, but you do need to make sure your paperwork is spot on.
4. The Decent Homes Standard & Awaab’s Law
For the first time, the Decent Homes Standard is being applied to the private sector. Most of my clients already provide fantastic homes, so for many of you, this won't change much. But the bar has been raised.
Your property must be free from "Category 1" hazards. This covers things like dangerous wiring, broken heating, and: most importantly: damp and mould.
This links to Awaab’s Law which is going to be implemented in the future. It requires landlords to investigate and fix serious hazards (like mould that could impact health) within strict, legal timeframes. If a tenant reports a leak or a damp patch, you can’t let it sit for weeks. You’ve got to get on it.
5. "Fido" is Welcome: Pets in Lets
This is a big one for our animal-loving coastal community. Landlords can no longer "unreasonably" refuse a request from a tenant to keep a pet. However there are exceptions where the landlord will be able to legally refuse a pet request.
6. No More Discrimination (Benefits and Families)
The Act makes it illegal to have a blanket ban on tenants who receive benefits or have children. You can’t put "No DSS" or "No Kids" in your adverts anymore.
Selection should be based on affordability and suitability. At the end of the day, if a tenant can afford the rent and has a great track record, their source of income shouldn't be the deciding factor.
7. Only One Month’s Rent in Advance
This is a technical change but an important one for your cash flow and onboarding. You can now only ask for a maximum of one month’s rent in advance.
In the past, some landlords asked for 6 months upfront if a tenant had a poor credit score or was moving from abroad. That's now a no-go. You’ll need to rely on solid referencing and potentially a guarantor instead.
8. Higher Penalties for the "Bad Apples"
The government is getting tough on rogue landlords. Local councils (like Torbay Council) have been given much more power to issue fines and enforcement notices.
Fines for non-compliance are increasing significantly. This is why having a professional eye on your property is no longer just a "nice to have": it’s your insurance policy against accidental legal blunders.
Why This Matters for Torbay and Teignbridge Landlords
Living and working in a coastal area like ours presents unique challenges. We have a high demand for long-term rentals, but we also have a massive holiday let market.
With these new rules, some landlords might feel tempted to switch to short-term airbnb-style letting to avoid the Renters' Rights Act. My advice? Think twice. The government is also looking at closing loopholes there, and the stability of a long-term tenant: even with these new rules: often outweighs the seasonal headache and high turnover of holiday guests.
The Torbay market is resilient. People always want to live by the sea! But the "DIY Landlord" era is getting risky. One wrong move with a Section 8 notice or a missed damp report could cost you thousands in fines or months of lost rent.
How We Can Help
I know that was a lot to take in. The Renters' Rights Act is a lot of "legalese," but my job is to make it simple.
When you work with a professional letting agent, you aren't just paying for someone to find a tenant. You're paying for:
- Compliance: We ensure your property hits the Decent Homes Standard before the keys are even handed over.
- Expert Referencing: Since Section 21 is gone, getting the right tenant the first time is mission-critical. We dig deep into the data to ensure your tenant is reliable.
- Correct Paperwork: From Section 13 rent increase notices to the new periodic tenancy agreements, we handle the admin so you don't end up in a tribunal.
- Maintenance Management: With increased scrutiny, our network of local contractors ensures repairs are done within the legal timeframes, keeping you on the right side of the law.
The rental market isn't "dying": it's just growing up. It’s becoming more professional, and honestly, that’s a good thing for landlords who take pride in their properties.
Ready to Navigate the Change?
If you’re feeling a bit unsure about your current tenancies or you're worried about how the May 1st deadline affects your portfolio, let’s have a chat. Whether you have one flat in Torquay or a dozen houses in Newton Abbot, I’m here to help you navigate these changes without the stress.
Give me a call, and let’s make sure your property business is ready for 2026 and beyond!
Stay safe and happy landlording,
Claire Butterworth
Butterworth Lettings & Property Management