What landlords in Long Sutton, Holbeach & Wisbech need to know right now – and next steps for your portfolio
1. Where we are now
- The Renters’ Rights Act received Royal Assent on 27 October 2025.
- Whilst it is now law, none of the substantive reforms are yet fully in force
- Implementation will be in phases, with a major “go-live” of key reforms in May 2026
- Some early measures will take effect sooner – for instance, local authority enforcement powers and some regulatory obligations.
2. Key dates you should have marked
Here’s a simplified timeline – keep these in mind for your property planning:
- 27 October 2025 – Royal Assent achieved
- From 1 May 2026 – Many of the major reforms (abolition of Section 21 no-fault evictions, mandatory periodic tenancies, enhanced possession grounds) are anticipated.
- After commencement – Landlords will be required to fully comply with the new regime: updating tenancy agreements, registration/portal obligations, etc.
- 2026 onwards – Further phases (e.g., private rented sector database, ombudsman, decent homes standard in full) will follow.
3. What it means for landlords – right now
Since the Act is law but not yet fully in force, this is the preparation window for you and your portfolio. Here’s what you should be doing now (November 2025) to get ahead:
Immediate tasks (Nov 2025 – Dec 2025)
- Conduct an audit of all existing tenancy agreements: check which tenancies are fixed-term ASTs, when they expire, how rent review clauses are structured.
- Review any planned Section 21 no-fault notices: although these remain legal now, they will become invalid from May 2026 so act quickly if you are considering possession under this route.
- Identify any properties that may need upgrade/refurbishment to meet expected higher property-standards obligations (since the Act emphasises improved conditions).
- Update your internal compliance systems: prepare for registration, record-keeping and heightened enforcement risk once the new law is active.
Mid-term tasks (Jan 2026 – Apr 2026)
- Update all new tenancy sign-ups to be “compliant-ready”: when the implementation date hits, you’ll want tenancies that anticipate periodic (rolling) format rather than fixed-term.
- Prepare your workflows for the switch to periodic tenancies for new lets (and for existing ASTs when they convert).
- Review rent-increase procedures: once fixed-terms are phased out, updated Section 13 rent-review notices will have to be legally used
- Train yourself on the enhanced possession grounds under the new system: Section 21 will be abolished (for no-fault), so possesssion will rely on specified grounds under Section 8.
- Monitor for the government’s publication of commencement regulations: you’ll want to be first in line when dates are set.
Long-term tasks (Post-implementation 2026 and beyond)
- For all new lets post-implementation: tenancy agreement must be periodic from day one (not fixed-term).
- For existing fixed-term ASTs: when they end, they will convert to periodic
- Landlords should move to best-practice tenant retention: with less reliance on quick evictions (no-fault gone), retention and good tenant-landlord relationships become more important.
- Ongoing compliance: registration, record-keeping, dealing with tenant requests (pets, rent increases, etc) under the new framework.
- Watch the next phases: database of landlords, ombudsman, enforcement powers – be ready.
4. What NestFlex are doing and how we can help you
At NestFlex we’re already moving ahead so our landlords are protected and ahead of the curve:
- We’re conducting tenancy-audit reviews now for all our managed properties.
- We’re preparing updated tenancy agreement templates that anticipate the new regime.
- We’re designing training and briefing materials for landlords on how to handle the switch-over (positively!).
- We’re ramping up compliance monitoring and will assist with registration/portal processes when required.
- We’ll be a strategic partner in your investment decision-making as the market adjusts: fewer amateur landlords may exit, competition may shift, and our managed service will position you for success under the new rules.
5. Why this is an opportunity (not just a burden)
While change can feel daunting, for professional landlords who are prepared this can be a strategic advantage:
- As less experienced landlords may exit the market in response to the increased regulatory burden, competition for quality properties may reduce.
- Managed portfolios ready for the new regime will stand out: tenants may prioritise well-managed homes with fewer headaches, which supports retention (aligned with NestFlex’s ethos).
- With periodic tenancies as the norm, landlords who focus on high standards and tenant-relations may reduce voids and churn.
- Emerging regulatory requirements raise the bar: this raises the “floor” for professionalism in the market – good landlords benefit.
6. Final thoughts
As of 15 November 2025 we are in the vital preparation window: the Act is law, but the operational changes are not yet live Your objective now is clear: audit, prepare, upgrade, communicate. Don’t wait until implementation triggers — get ahead now and don’t bury your head in the sand!
We at NestFlex are committed to being your partner through this transition. It’s a major shift for the private rented sector – the biggest in decades – but with the right planning and professional mindset, you’ll be well-positioned for whatever comes next.
Click the link below for the government produced roadmap
If you’d like to talk through how your individual portfolio is affected, how many tenancies face conversion, how much upgrade cost might be required, or how to position for the next phase – give us a call on 01775 661555 or email [email protected]. We’re ready to support you.
Published by NestFlex | November 2025 – For landlords investing in Long Sutton, Wisbech and the East of England region.