The removal of Section 21 will change how, and when, landlords think about risk.

They’ll still be able to regain possession of their property under strengthened Section 8 grounds, but the process is likely to be much slower and more restricted than before.

Getting things right at the start of a new tenancy, and before the 1 May deadline for existing tenants, is more important than it’s ever been.

This opens up a useful conversation starter for you to have with buy-to-let clients now:

• Ask how confident they are with their current tenants.
• If there are problems, are they addressing them now, because it will get much more difficult from next month?

• Are their referencing and affordability checks as robust as they need to be? This is about prevention rather than cure when it comes to tenancy management from 1 May.
• No one expects you to behave like a letting agent. That’s not your job. But tenant quality can be linked to rental arrears and therefore mortgage performance. It’s important to help your clients understand that regaining possession is getting tougher, so they may need to spend more time upfront managing tenant risk.

Some might also want to think about additional protection, such as rental guarantee insurance, particularly where margins are tighter.

Under the new system, rent increases will be limited to once a year using the statutory Section 13 process, with tenants able to challenge increases they believe exceed market levels.

This doesn’t stop your buy-to-let clients increasing rents, but it makes rent reviews more structured and potentially a lot slower to implement. If a tenant appeals an increase, it could be months until a decision is reached by the tribunal.

Ask your clients if their rents are in line with the market today. And, if they’ve fallen behind, do they understand it might be harder to adjust them quickly in the future?

This links directly to the affordability and sustainability of their mortgage, so it’s important that rental income supports the repayments comfortably now and under stress testing.

You’re not responsible for your clients’ compliance, but you do want to be working with landlords who are on the front foot.

As a starting point, landlords need to understand what changes in practice next month and what that means for how they manage tenancies day to day.

That includes steps such as updating tenancy agreements where needed, understanding how the new periodic system works, and making sure tenants receive the right information about the changes.

For example, landlords need to provide tenants with The Renters’ Rights Act Information Sheet 2026 before 1 May, which explains how the reforms affect their tenancy.

You don’t need to explain all of the looming changes in detail, but check they are clear on what they need to do. Add value by flagging where they might need to act, or simply signposting them to reliable guidance.

The reforms in May are only the first part of the Renters’ Rights Act and there are other rule changes on the cards.

Following the tenancy reforms, landlords will also face tighter rules around property standards, including Awaab’s Law and the Decent Homes Standard. Further down the line, there are proposals to require a minimum EPC C rating by 2030.

Check if your client needs to invest in their properties over the next few years, and if so, whether it still makes financial sense.

That’s a conversation worth having now, especially if they have mortgages coming up for renewal in the next 12 months. Some may need to remortgage to raise the capital they need to fund improvements. Others may look again at parts of their portfolio where the numbers are tighter or future costs are harder to justify.

You’re not there to tell clients what to do. But you can help them think through the options, understand the financial implications and plan ahead, particularly where borrowing is involved.

The Renters’ Rights Act is a huge change, but it’s not the first seismic shift for landlords and it won’t be the last.

By starting these conversations now, brokers can help buy-to-let clients feel in control of what’s changing, what it means for their own portfolio, and identify which mortgage solutions can support their next step.

For the use of mortgage intermediaries and other professionals only.

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