By October 2026, the first phase of the Renters’ Rights Act 2025 is already operating in England. The main private tenancy reforms began on 1 May, so landlords should now review how their day-to-day processes are working. Check the tenancy type, notices and records for each property, rather than assuming that every letting arrangement falls within the same rules.
Tunbridge Wells Borough Council’s Private Sector Housing Enforcement Policy for 2026–2031 provides the local enforcement framework. Under the tenancy reforms, specified breaches can attract civil penalties up to £7,000, with up to £40,000 for certain serious or repeat offences; these are maximums, not a minimum fine range. This October, a documented review of tenancy records, repairs and safety checks is more useful than relying on a general assurance that the property is compliant.
Martin & Co Tunbridge Wells can help landlords identify the practical actions required for their lettings. This October guide distinguishes duties already in operation from later reforms, and highlights the records to review before winter brings additional maintenance demands.
What the Renters’ Rights Act actually changes
The legislation is the Renters’ Rights Act 2025, even though its first major tenancy changes began in 2026. This guide concerns private assured tenancies in England. Lodgers, company lets and other excluded arrangements may have different rules, so establish the legal status of each letting before using standard notices or changing paperwork. The same postcode can contain homes let under different arrangements.
Understanding the changes is the first step. Acting on them is what matters.
The abolition of Section 21 no-fault evictions
For private tenancies within the new regime, landlords cannot serve a new Section 21 notice from 1 May 2026. Regaining possession generally requires an applicable Section 8 ground and the correct procedure. A wish to sell or move in does not itself end a tenancy without the required legal steps.
Some notices served before 1 May were covered by transitional provisions, so an older possession case needs its own review. Do not reuse an old Section 21 template or assume that a previous notice is still effective. Obtain qualified advice on the relevant dates, evidence and procedure before taking action.
Where a Section 8 ground applies, its conditions, notice period and any restrictions must be checked carefully. A court order and lawful enforcement may be needed if the tenant does not leave. Our team can help organise the tenancy records and identify when specialist legal advice is required; possession and completion dates should never be promised before the process is understood.
Most private assured tenancies are now periodic
From 1 May 2026, most existing private assured shorthold tenancies became assured periodic tenancies, with transitional exceptions for some ongoing possession cases. New assured lettings use the periodic system. Fixed terms may still exist outside this regime, so avoid treating every private occupancy agreement as identical.
A periodic tenancy has no automatic fixed-term expiry that allows an owner to recover the home. Tenants can generally end it by giving the required notice, while landlords need a lawful possession ground and process. For homes in St John’s, Sherwood or central Tunbridge Wells, the important October task is to check that the tenancy records and advice given to both parties reflect the arrangement actually in place.
The new Form 4A rent increase process
For private assured tenancies, proposed rent increases generally use the revised Section 13 procedure and Form 4A, with at least two months’ notice. Increases cannot take effect more than once in 12 months or during the first 12 months of a new tenancy. Check the last effective increase and any transitional position before selecting a date.
Ad hoc rent increases or informal arrangements are no longer sufficient. The process must be followed precisely, and tenants retain the right to challenge increases at the First-tier Tribunal.
A borough-wide rent trend is not a reason to apply the same increase to every tenancy. Assess comparable homes and the condition of the property, then check the lawful notice procedure. For an October review, keep the valuation evidence and service record together, allowing enough time for the tenant to understand the proposal and exercise any right to challenge it.
Prohibition on accepting rent in advance before a tenancy agreement is signed
For assured lettings within the new rules, landlords and agents must not request, encourage or accept rent before the tenancy agreement has been signed. Once it is signed, the rules generally limit rent required in advance to one month’s rent. Do not ask applicants to offer larger advance payments as a way around the restrictions. Check the timing and terms of any payment request before sending it.
Lawful holding deposits and tenancy deposits are subject to their own rules and should not be confused with advance rent. This October, check application forms, payment requests and staff instructions so that each amount is described accurately and collected only when permitted.
The Information Sheet: review the May deadline and records.
For most existing private assured tenancies with a wholly or partly written record, the official Information Sheet should have been given to every named tenant by 31 May 2026. Existing wholly verbal tenancies required written key terms instead; new tenancies have their own written information requirements.
Check the delivery evidence this October. Where a valid pre-May possession notice delayed conversion, a later information sheet deadline may apply. If the required document is missing, obtain advice and remedy the omission promptly; late delivery does not erase a past breach. Keep a copy and a record of how it was supplied.
What penalties are landlords facing?
Enforcement depends on the offence and circumstances. A specified tenancy breach can result in a civil penalty up to £7,000, while certain serious or repeat offences can attract up to £40,000. The council’s policy does not mean every first offence automatically receives a £7,000 fine. Other housing offences can carry different sanctions.
Use the property’s actual local authority area when checking enforcement policies. TN postcode districts extend beyond a single council boundary, so a TN1–TN4 address alone does not establish that Tunbridge Wells Borough Council is the relevant authority. Record the responsible council, any licensing position and the contact details needed if a notice or formal request is received.
Even a single-property landlord should keep organised records of certificates, notices, repairs and communication. Penalties are not the only consequence of a missed duty: disputes, remedial work and management time can also affect the tenancy. Review any identified gap promptly and retain the evidence of the action taken.
The Tunbridge Wells rental market: context for October 2026
A useful October rental review separates published borough context from evidence about an individual home. Confirm the dates and geographical coverage of any figures before using them to assess a tenancy or recommend a change in rent.
The ONS September release put average private rents in the borough at £1,533 a month in August 2026, up 4.5% annually. That measure includes existing tenancies and is not an October asking rent for a particular flat or house. An accurate appraisal should compare similar homes and explain differences in size, condition, parking, location and the evidence period.
Professional management means setting realistic expectations and maintaining a safe, well-presented home. It cannot guarantee a tenant, a particular rent or uninterrupted income. This October, check heating performance, ventilation and the reporting process for damp or leaks, and agree access for necessary work. These practical steps support a clearer relationship between tenant, landlord and agent as the weather changes.
How Martin & Co Tunbridge Wells supports landlords through this change
Martin & Co Tunbridge Wells can support landlords with local letting advice and agreed management tasks. Start by reviewing the service agreement, tenancy status and outstanding actions for each property. Ask who monitors certificate expiry dates and who serves notices and how repair decisions are authorised, so that responsibilities are clear rather than assumed.
Compliance support within your agreed service
The tasks undertaken depend on the management agreement. Discuss tenancy information, records of Information Sheet delivery, rent notice administration and safety checks with the branch. Existing written agreements do not automatically need replacing because the law changed. Agree which actions the agent handles, which remain with the owner and when a specialist adviser should be involved.
Check the branch’s published client money protection details and the deposit protection arrangements applying to your tenancy. These protections have defined purposes and conditions; they do not insure against every investment loss. Keep the relevant certificates, prescribed information and deposit records with the tenancy file.
Dedicated local expertise you can rely on
Our Tunbridge Wells team knows this market intimately. We understand the nuances of letting properties across TN1 to TN4 – from compact apartments near the High Street to larger family homes in Pembury and Southborough. You will have a dedicated point of contact who understands your portfolio and your goals.
Tenant referencing helps assess information available at the application stage but cannot guarantee future conduct or payment. Ask how affordability, identity and other lawful checks are handled and how the outcome is communicated. A clear, consistent process is more useful than relying on national letting volume as evidence of a particular applicant’s suitability.
Service options that fit your needs
Discuss Tenant Find, Rent Collection, Managed and Premium Managed options and confirmed which services are available locally. Rent and legal protection, where included or available, is subject to eligibility, policy terms, exclusions and limits. Ask how out-of-hours repairs can be reported and how urgent jobs are prioritised; reporting access is different from a guaranteed repair completion time.
Review your records and property this October
October is a practical checkpoint after the May tenancy changes and before winter maintenance demands increase. Review the records you already hold, identify any gaps and agree a dated action plan with the person responsible for each task.
Check what was supplied by the May deadline, confirm the status of any transitional case and review new tenancy information separately. Check proposed rent changes against Form 4A requirements and seek advice on possession before serving a notice. Alongside this paperwork review, arrange appropriate access for heating, gutter and ventilation checks and tell tenants how to report urgent problems.
Martin & Co Tunbridge Wells can help organise the next steps and explain the service options for your property. Bring your tenancy agreement, payment history, safety records and details of any outstanding repair or notice to the discussion. An October review works best when it produces clear responsibilities and realistic timescales, rather than a blanket promise that all risk has disappeared.
Get in touch with the Martin & Co Tunbridge Wells team this October to discuss your records and the available management services. Bring details of the tenancy and any outstanding issue so the discussion can identify practical next steps, responsibilities and the need for specialist advice where appropriate.
Book a free property valuation with Martin & Co Tunbridge Wells to review your rental property’s position this October 2026. Discuss comparable evidence, its condition and any work needed before marketing or a lawful rent review. A valuation supports planning alongside the separate checks required for the tenancy and the property’s legal obligations.
