Weekly Blog – Andrew Lees Lettings & Gibbins Richards Lettings & Management
For many landlords, self-managing a rental property has traditionally felt like a sensible way to save money and stay in control. But as we look ahead to 2026, with the Renters’ Rights Act expected to be fully embedded into the private rented sector, more landlords are asking an important question:
Is self-managing still worth the risk?
The answer will depend on your experience, time availability and appetite for compliance — but the reality is that managing a rental property is about to become more regulated, more time-sensitive and more document-driven than ever before.
Why 2026 Will Be a Turning Point for Self-Managing Landlords
The Renters’ Rights Act represents one of the biggest changes to landlord responsibilities in decades. While many of the principles already exist, enforcement and expectations will increase significantly once the legislation is fully live.
For self-managing landlords, this means:
- No more Section 21 “no-fault” evictions
- Greater reliance on Section 8 grounds, evidence and documentation
- Tighter rules around rent increases
- Faster response times for repairs, damp and mould
- More scrutiny on record-keeping and communication
- New registration and compliance requirements via the PRS Portal
In short: mistakes will carry more risk, and “informal” management approaches will become far less forgiving.
The Hidden Risks of Self-Managing Under the Renters’ Rights Act
Many landlords who self-manage do so successfully today — but 2026 changes the landscape.
Here are the most common pressure points we expect to see:
1. Documentation Will Be Critical
Under the new regime, landlords will need clear, consistent and time-stamped records of:
- Tenancy agreements and notices
- Rent reviews
- Maintenance requests and responses
- Inspections and follow-ups
- Communication with tenants
If possession is ever needed, evidence will matter just as much as reason. Missing paperwork or poor records could delay or prevent action.
2. Repairs & Awaab’s Law Timeframes
Awaab’s Law introduces strict expectations around damp, mould and hazards. Self-managing landlords will need:
- Clear reporting systems
- Prompt contractor instruction
- Evidence of investigation and resolution
- Documented timelines
This can be particularly challenging if you work full-time, live away from the property, or rely on contractors with limited availability.
3. Rent Increases Will Need Careful Handling
Rent reviews will still be possible — but they will need to be:
- Fair
- Properly justified
- Correctly served
- Defensible if challenged
Any errors could lead to disputes, delays or tribunal involvement.
4. Increased Tenant Confidence to Challenge
With stronger tenant protections and clearer routes to challenge decisions, landlords should expect:
- More questions
- More formal requests
- More scrutiny of compliance
This isn’t necessarily negative — but it does mean landlords must be prepared, organised and consistent at all times.
Why Many Landlords Are Re-Thinking Self-Management for 2026
We’re already seeing landlords across Bridgwater, Taunton, Wellington, Burnham-on-Sea and Weston-super-Mare reassess their approach.
Common reasons include:
✔ Lack of time to stay on top of regulation
✔ Concern about getting procedures wrong
✔ Desire for professional buffer between landlord and tenant
✔ Peace of mind around compliance and documentation
✔ Wanting to protect long-term investment value
For many, it’s not about giving up control — it’s about reducing risk.
How Professional Management Helps Under the New Rules
At Andrew Lees Lettings and Gibbins Richards Lettings & Management, we’ve built our systems around exactly the challenges landlords will face in 2026.
Our managed service includes:
- Time-stamped maintenance logging via our CRM
- Documented inspections and compliance checks
- Correct service of notices and rent reviews
- Clear tenant communication handled on your behalf
- Coordination of repairs, contractors and follow-ups
- Ongoing compliance support as legislation evolves
For landlords, this means confidence that processes are being followed properly, even when rules change.
Is Self-Managing Still Possible in 2026?
Yes — for some landlords.
But the key question is whether it remains worth the risk, especially when:
- Penalties for non-compliance are rising
- Processes are becoming more formal
- Tenants are better informed of their rights
- Local authorities are expected to enforce more consistently
For many landlords, professional management becomes less of a cost — and more of an insurance policy.
Planning Ahead Is the Smart Move
Even if you plan to continue self-managing for now, 2025 is the ideal time to:
- Review your documentation
- Assess your response processes
- Understand how Section 8 will work in practice
- Decide whether support will be beneficial long-term
Waiting until 2026 arrives could mean learning the hard way.
📘 Learn More About Our Landlord Services
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Disclaimer
This blog has been researched and created by Andrew Lees Lettings & Gibbins Richards Lettings & Management and is accurate at the time of publication. It is intended for general information only and should not be relied upon as legal advice. Landlords should seek independent professional guidance based on their individual circumstances.
