The rental landscape is changing fast in 2026. With the Renters’ Rights Act set to be implemented from 1 May, Westbury landlords need to take urgent steps to ensure their properties remain compliant, profitable and protected.
From new rent-setting rules to possession reform, this year brings the most significant update to landlord legislation in over a decade. But the good news is this: those who act early will be best placed to avoid legal pitfalls and maintain a strong income stream.
At Martin & Co Westbury, we’re supporting landlords through this transition with a practical January compliance audit. Here’s what’s changing, why it matters, and how to get ahead.
What’s changing in May 2026: a simple summary
The Renters’ Rights Act 2026 aims to improve fairness, transparency and legal clarity in the private rental sector. While its core intentions are clear, it introduces several new restrictions that could catch landlords off guard.
Key changes include:
- A ban on bidding wars: Lettings must be advertised with a fixed rent. Landlords or agents can no longer accept higher offers.
- Mandatory use of Section 13 rent reviews: Rent increases are limited to once per year and must follow formal procedures.
- Reformed possession grounds: Evictions will be more regulated, with stricter timelines and higher evidence thresholds.
These changes apply across England, but landlords in smaller towns like Westbury must be especially prepared. Without a large team or legal department, local landlords often carry more personal risk. That’s where a structured compliance approach makes all the difference.
Why ‘no bidding’ impacts the Westbury rental market
In recent years, Westbury has seen a significant increase in rental demand, particularly among young professionals and families commuting to Bath, Trowbridge or Bristol. As a result, it’s not uncommon for prospective tenants to offer above the advertised rent.
That ends in May.
Once the new law comes into effect, rental bidding will be illegal. This means landlords must price competitively and compliantly from the start, with no flexibility to accept higher offers during tenant selection.
This will affect:
- Income forecasts
- Property marketing strategy
- Tenant screening timelines
Zoopla’s latest figures show that average rent in Westbury for a 2-bed home is now £895pcm, up from £845pcm in 2025. With such strong growth, setting the right price matters more than ever. Overpricing could mean longer voids. Underpricing means lost income you can’t legally recover.
Annual rent reviews: Section 13 and the new normal
Under the new legislation, rent increases can only be made once every 12 months using a formal Section 13 notice. Informal agreements will no longer be recognised.
A Section 13 rent review requires:
- A written notice served in the correct format
- At least one month’s notice (more if specified in the tenancy)
- Evidence that the proposed rent is reasonable for the local market
Common mistakes include:
- Serving the notice too early or late
- Using outdated templates
- Not backing up the increase with local market data
Failure to follow the process could lead to delays or legal challenges from tenants. In worst cases, landlords may be forced to refund the difference or restart the notice period.
At Martin & Co Westbury, we manage Section 13 rent reviews as part of our fully managed service. This includes local rental comparisons, legal formatting and tenant communication to ensure the process is smooth and compliant.
Possession reform: what landlords must prepare for
From May, regaining possession of a rental property will become more regulated. Section 21 – often known as the ‘no-fault eviction’ process — will be abolished.
Instead, landlords must rely on specific grounds for possession, such as:
- Serious rent arrears
- Anti-social behaviour
- Sale of the property
- Breach of tenancy terms
These changes are designed to give tenants more stability, but they place a greater burden on landlords to provide:
- Accurate and timely records of issues
- Evidence of communication and attempts to resolve problems
- Valid tenancy documentation from the outset
Without this, legal claims may be rejected, or the process could be delayed by several months.
A well-documented tenancy and clear paper trail is your best defence. This is why our managed landlords benefit from automated logs of all tenant contact, inspection reports, and clear tenancy agreements from day one.
Westbury rental market insights: where do you stand?
Rightmove’s January 2026 House Price Index shows that Westbury continues to attract a wide tenant pool, with strong interest in 2 and 3-bed homes close to schools and the train station. Demand has remained stable, even with economic pressures.
Average local rents:
- 1-bedroom flats: £750pcm
- 2-bedroom terraces: £895pcm
- 3-bedroom homes: £1,100pcm
However, demand is becoming more selective. Tenants are prioritising:
- Energy efficiency (EPC C or above)
- Responsive maintenance support
- Professional property management
With the new legislation making it harder to change rent mid-tenancy or remove difficult tenants, choosing the right tenant from the outset becomes even more important. That’s where letting agents can add value, through referencing, screening and local insight.
What’s included in a January compliance audit?
Martin & Co Westbury is offering landlords a January 2026 compliance audit — a comprehensive check designed to identify gaps before the law changes in May.
Your audit will cover:
- Rent review readiness: Are you eligible to increase rent, and do you have the right documentation?
- Tenancy agreement check: Is your current contract compliant with the new rules?
- Section 13 notice preparation: Can you lawfully serve a rent increase before May?
- Possession strategy: Would you have legal grounds to regain possession if needed?
- Safety compliance: Are your EPC, EICR, gas and smoke alarm records up to date?
We’ll also review your current rent against market data to help ensure your pricing is competitive and compliant.
Why fully managed landlords will be best protected in 2026
Landlords managing properties themselves may face a steep learning curve in 2026. With the removal of informal rent setting and stricter possession rules, the stakes are higher than ever.
A fully managed service removes much of this risk. At Martin & Co Westbury, our landlords benefit from:
- Expert rent reviews with full legal compliance
- Timely and documented repairs and inspections
- Fully compliant tenancy agreements and renewal processes
- Access to legal support and eviction advice if needed
- Proactive communication with tenants to reduce disputes
We also keep our landlords updated on all Renters’ Rights Act 2026 updates, so you never miss a change that could affect your property.
Fully managed means less admin, fewer surprises, and better long-term protection for your investment.
Five things Westbury landlords should do now
To prepare for the new rules, we recommend the following actions by the end of January:
- Check your tenancy agreements
Make sure they are up to date, fair and legally compliant with the new act. - Review your rent and consider a Section 13 increase
If you’ve not increased rent in the last 12 months, now is the time to act. - Assess your possession position
Would you be able to regain possession if needed under the new rules? - Book a compliance audit
Identify any gaps in your legal obligations, documentation or safety certifications. - Consider switching to a managed service
Letting is becoming more complex. We can help you stay compliant, reduce stress and keep your rental income secure.
Final thoughts: compliance is your strongest defence in 2026
The May 2026 reforms are not just about tenant protection — they’re a wake-up call for landlords to tighten their processes, reduce risk, and act like the professional investors they are.
Martin & Co Westbury is here to help you do exactly that.
We combine local expertise with national standards to give you peace of mind, full compliance and long-term rental success. Whether you own one property or a portfolio, our January compliance audit is the best place to start.
Book your free audit or rental valuation today.
Martin & Co Westbury – Helping landlords protect their income and stay compliant in 2026 and beyond.
