Let’s not sugarcoat it, 1 May 2026 is bringing the biggest shake-up to rental law in a generation. And if you’re a landlord in Wisbech, March, Long Sutton, Sutton Bridge, or Spalding, you’ve got about 10 weeks to get your ducks (or should we say, your nests?) in a row.
We know change can feel overwhelming, especially when it affects your livelihood. But here’s the thing: preparation beats panic every single time. At NestFlex, we’re landlords and property experts ourselves, so we understand exactly what you’re facing. That’s why we’ve broken down the seven essential actions you need to take right now to stay compliant, protect your investment, and keep your tenancies running smoothly.
Ready? Let’s dive in.
1. Get Your Head Around Periodic Tenancies (Because Fixed Terms Are History)
Here’s the headline: from 1 May 2026, all fixed-term assured shorthold tenancies are being abolished. Gone. Finished.
What does this mean for you? Every tenancy, whether it’s brand new or already running, will become a periodic (rolling) tenancy. Your tenants can stay indefinitely until they decide to give you two months’ notice to leave.
Yes, you read that right. No more fixed six-month or 12-month terms. No more natural end dates where tenancies expire and you can reassess. Tenancies will simply roll on until your tenant chooses to move out or you have legal grounds to seek possession.
This is a fundamental shift in how the rental market operates across Fenland and beyond. Take time now to understand what this means for your portfolio. How will it affect your long-term planning? Your cash flow projections? Your exit strategies?
The sooner you wrap your head around this new normal, the better positioned you’ll be to adapt your business model accordingly.
2. Update Your Tenancy Agreements (And Bin Those Rent Review Clauses)
Your current tenancy agreement templates? They’re about to become obsolete.
From 1 May, rent review clauses will no longer be permitted. You know those handy clauses that let you increase rent automatically at certain intervals? They’re being scrapped. You’ll need to remove them from all your agreements, now, not later.
Additionally, any clause requiring tenants to pay more than one month’s rent in advance will be unenforceable. No more asking for three months upfront, even if the tenant offers.
What you need to do:
- Review all your current tenancy agreement templates
- Strip out rent review clauses immediately
- Remove any advance payment terms exceeding one month
- Create compliant agreements for new tenancies starting after 1 May
If you’re not sure where to start, we can help. Getting this right isn’t optional, it’s essential to staying on the right side of the law.
3. Send Written Statements to Your Existing Tenants
Mark this in your calendar: 31 May 2026. That’s your deadline to provide existing tenants with an information sheet explaining how these changes affect their tenancy.
For any new tenancies beginning on or after 1 May 2026, you’ll need to provide a written statement of terms within 28 days of the tenancy starting.
This isn’t busy work, it’s about transparency and setting clear expectations. Your tenants need to understand their new rights and how the transition works. Think of it as building trust while ticking the compliance box.
Pro tip: Draft a clear, jargon-free template now so you’re not scrambling at the last minute. Make it friendly and informative. Remember, confused tenants are more likely to become problem tenants.
4. Say Goodbye to Rent Bidding (And Set Clear Asking Rents)
Here’s one that’s going to change how properties are marketed across March, Wisbech, and the whole Fenland area: from 1 May, you must publish an asking rent and you cannot, under any circumstances, ask for, encourage, or accept bids above that price.
The days of competitive bidding wars are over. If you list a property at £850 per month, that’s your ceiling. Even if a desperate tenant offers you £900, accepting it could land you with a fine of up to £7,000.
What this means for your strategy:
- Research comparable rental prices in your specific Fenland location
- Set your asking rent at a realistic market level from the start
- Don’t try to game the system by listing low and accepting “offers”
- Be transparent in all your marketing materials
This is actually a positive shift for the market. It levels the playing field and removes the pressure-cooker atmosphere that’s made renting stressful for tenants. Sure, you might miss out on occasional extra income, but you’ll gain something more valuable: a reputation for fair, straightforward dealings.
5. Master the New Possession Grounds (Section 21 Is Dead)
This is the big one. The one that’s probably keeping you up at night.
Section 21 evictions: those “no-fault” evictions that let you regain possession without providing a reason: are being abolished completely from 1 May 2026.
From that date forward, you can only regain possession using specific legal grounds. Each has different notice periods and conditions you must meet. For example:
- Ground 1 (landlord occupation): Requires 4 months’ notice and cannot be used within the first 12 months of a tenancy
- Ground 1A (selling the property): Similar restrictions apply
- Ground 8 (serious rent arrears): Requires at least 8 weeks of unpaid rent
You need to familiarize yourself with all the grounds that might apply to your circumstances. Not next month. Not when you have a problem tenant. Right now.
Understanding these grounds isn’t just about evictions: it’s about planning. It affects who you take on as tenants, how you manage relationships, and how you structure your business moving forward.
6. Factor In the 12-Month Protection Period
Here’s another twist: tenants will now have a 12-month protection period at the start of any new tenancy. During this time, you cannot use certain possession grounds: specifically Ground 1 (moving in yourself) or Ground 1A (selling up).
This protection period fundamentally changes your flexibility. If there’s any chance you might need to move back into the property or sell it within the first year, you need to think carefully before letting it out.
For Fenland landlords with investment properties in Wisbech or March, this means:
- Planning your property strategy at least 12-18 months ahead
- Being more selective about which properties you let and for how long
- Considering whether short-term furnished lettings might better suit certain properties
- Building stronger relationships with tenants since you’re in it for the long haul
This protection period is designed to give tenants security and stability. But it also means you need to be absolutely certain about your plans before signing a tenancy agreement.
7. Prepare for Tighter Rent Increase Procedures
Finally, let’s talk about rent increases: because they’re about to get more complicated.
From 1 May 2026, you can only increase rent once per year using a Section 13 notice. You must give tenants at least two months’ notice, and here’s the kicker: if your tenant challenges the increase, it goes to the Property Tribunal. If they deem your increase above market rate, they can reject it entirely.
This changes everything about how you approach rent increases in Sutton Bridge, Spalding, and across Fenland. You can’t just pluck a number from thin air based on what you’d like to earn. You need evidence.
Start now:
- Document current market rates for comparable properties in your area
- Keep records of local rental prices and trends
- Build a file of evidence to support any future increase requests
- Consider whether annual small increases make more sense than occasional larger ones
Think of rent increases as negotiations rather than demands. The more justified and reasonable your increase, the less likely you’ll face a challenge.
Getting Ready to Nest Under the New Rules
Look, we won’t pretend these changes are insignificant. They represent a complete restructuring of how the private rental sector operates. For Fenland landlords who’ve been operating the same way for years, it’s a lot to take in.
But here’s what we know from our years in property services: the landlords who succeed are the ones who adapt, prepare, and stay ahead of changes rather than reacting to them after the fact.
You’ve got 10 weeks. That’s enough time to get everything in order if you start now. Review your agreements. Update your processes. Research your market. Communicate with your tenants.
At NestFlex, we’re here to help landlords navigate these changes. Whether you need advice on compliance, support with new agreements, or help understanding how these rules affect your specific portfolio, we’re only a call away. Because we’re not just property agents: we’re partners in protecting your investment and building a sustainable rental business for the long term.
The rules are changing. Your approach needs to change too. But with the right preparation, you’ll not only survive these changes: you’ll thrive under them.
Ready to future-proof your rental portfolio? Let’s talk. 01775 661555