The Renters' Rights Act: Is Your Portfolio Ready for May 1st?

With the Renters' Rights Act set to come into force on 1 May 2026, the private rented sector is facing its most significant shake-up in a generation. At Lewis & Foy Lettings, we've been tracking these changes closely, but recent industry data suggests many landlords are still in the dark.

A recent study by Togal, using their Compliance Scorecard, revealed a staggering statistic: 84% of landlords are currently unprepared for the new legislation. Despite the deadline being less than a fortnight away, nearly six in ten landlords fell into the "high-risk" category, scoring less than 40% on their readiness assessment.

The New Burden of Proof

The most critical takeaway from this research isn't just that rules are changing — it's that the burden of proof is shifting.

In the new landscape, it is no longer enough to simply be a "good landlord" who fixes things and communicates well. Under the Act, you must be able to prove it. Whether it's documenting that a safety certificate was issued on time or providing a clear trail of repair requests and resolutions, the law now demands a clear, time-stamped audit trail.

Without meticulous record-keeping, landlords risk:

• Invalidating Possession Notices: Poor paperwork can delay or entirely prevent you from regaining your property.
• Heavy Fines: Local authorities will have bolstered powers to issue fines of up to £7,000 for initial breaches, rising to £40,000 for serious or repeat offences.
• Rent Repayment Orders: Inadequate documentation could leave you liable to repay up to two years of rent to a tenant.

Why the "DIY" Approach is Getting Riskier

The Togal study found that even "engaged" landlords — those actively seeking out compliance tools — are struggling to meet the new standards. The areas causing the most friction include:

1. Communication Records: Documenting every conversation to ensure there is evidence of all interactions.
2. Tenancy Documentation: Managing the transition as all ASTs automatically convert to Assured Periodic Tenancies.
3. Maintenance Tracking: Proving that repairs were handled within legal timeframes to avoid "retaliatory eviction" claims.

How Lewis & Foy Lettings Protects You

As a Liverpool-based agency founded by experienced investors and landlords, we built Lewis & Foy specifically to solve these "chaotic processes." We don't rely on spreadsheets or memory; we use robust, digital systems designed to ensure that every single one of our managed properties is 100% compliant.

• Automated Audit Trails: Our systems create a permanent, time-stamped record of all safety certificates, repair logs, and tenant communications.
• Expert Transition Management: We have already been preparing our portfolios for the move to periodic tenancies and the abolition of Section 21.
• Legal Certainty: We handle the "Information Sheets" and prescribed information required by the new Act, so you don't have to worry about a missed deadline.

The clock is ticking. If you are feeling unsure about your compliance status or are worried about the administrative burden the Renters' Rights Act brings, now is the time to act.

Contact Lewis & Foy Lettings today on 0151 438 6473 to discuss how we can bring your portfolio into the "mostly compliant" 16% and give you peace of mind.