A changing rental market brings new opportunities and responsibilities for landlords
The private rental market has experienced considerable change over recent years, and 2026 has brought some of the most significant reforms to the sector in decades.
For landlords’ property continues to offer the potential for an attractive long-term investment. However, letting a property today involves considerably more than finding a suitable tenant and collecting the monthly rent. With changing legislation, increased responsibilities, property maintenance requirements, and the need to ensure that every tenancy is managed correctly, professional advice and experienced management have become more important than ever.
Here at Acres we have been helping local homeowners, landlords, buyers and tenants for over 34 years. As an independent, family-owned and run business, we understand that every property, landlord and tenant is different. Whether you own a single rental property, have an established investment portfolio or are considering letting your home for the first time, our dedicated lettings team is here to help.
The rental market – what are tenants looking for?
The rental market has evolved considerably. While location and affordability remain important, tenants are increasingly looking for properties that offer comfortable accommodation, energy efficiency, good presentation and the flexibility to accommodate their lifestyles.
Throughout Sutton Coldfield and the surrounding areas, the rental market offers a broad range of properties, from apartments and smaller starter homes to traditional family houses and larger executive residences. Properties conveniently situated for local schools, transport connections, shopping facilities and employment centres are particularly attractive to prospective tenants. Areas such as Four Oaks, Mere Green, Streetly, Walmley, Boldmere, Wylde Green and Great Barr all have their own individual appeal.
However, just as with the residential sales market, landlords must recognise that asking the right rental price from the outset is essential. Overpricing can lead to longer periods without a tenant, while a realistically priced and well-presented property stands a better chance of attracting suitable applicants promptly. At Acres, our local knowledge enables us to advise landlords on achievable rental values, taking into consideration the property's location, accommodation, condition, presentation and competing properties currently available.
The Renters' Rights Act – a major change for landlords
One of the most important developments during 2026 has been the implementation of the Renters' Rights Act 2025, with major changes taking effect in England from 1 May 2026. The legislation has fundamentally altered how many residential tenancies operate, introducing additional protections for tenants and changing the procedures landlords must follow.
Among the principal changes are:
- The abolition of Section 21 notices: Landlords can no longer use the traditional no-fault eviction process for assured tenancies. Possession must now be sought using an appropriate legal ground and the correct procedure.
- Rolling tenancies: Most existing assured shorthold tenancies have become periodic tenancies, with new assured tenancies also operating on a rolling basis rather than for a fixed term.
- Rent increases: Landlords must generally use the statutory Section 13 process, giving at least two months' notice, with increases normally restricted to once annually and prohibited during the first year of a new tenancy.
- Rental advertising: Properties must be advertised at a stated rental price, and landlords cannot encourage or accept offers above that advertised figure.
- Applications from tenants: New rules protect applicants with children or those receiving benefits from certain forms of discrimination, while requests to keep pets must be considered in accordance with the legislation.
These changes do not mean that property letting is no longer an attractive investment. They do, however, reinforce the importance of understanding the law, maintaining accurate records and following the correct procedures. For landlords who have managed their properties independently for many years, the changes may be particularly significant. Our advice is to review existing arrangements carefully and seek professional guidance where necessary.
Landlord responsibilities – there is more to consider than you might think
Owning a rental property brings a range of legal and practical obligations. Landlords must ensure that their properties meet the appropriate safety standards, that necessary certificates and inspections are completed and that tenants receive the required information. Depending upon the property and tenancy, responsibilities can include gas safety checks, electrical installation inspections, energy performance requirements, smoke and carbon monoxide alarms, deposit protection, right-to-rent checks and property licensing where applicable.
There are also ongoing obligations concerning repairs, maintenance and the condition of the accommodation. Failure to comply with the relevant requirements can result in financial penalties, disputes and, in certain circumstances, difficulties obtaining possession of a property. It is therefore essential that landlords remain informed and ensure that their properties are managed in accordance with the applicable regulations. We recognise that many landlords have busy working lives, family commitments or live some distance from their investment property. For those clients, having an experienced lettings team overseeing the day-to-day administration and management can make an enormous difference.
Finding the right tenant is just the beginning
One of the most important aspects of successful letting is selecting a suitable tenant. While achieving a competitive rental income is naturally important, landlords should also consider the reliability and suitability of applicants and their ability to maintain a tenancy successfully. At Acres, we believe that careful marketing, professional viewings, appropriate referencing, and clear communication are fundamental to the letting process. An attractive property advertisement supported by good photography, comprehensive details and effective online exposure helps ensure that a home is presented to the widest relevant audience.
However, securing a tenant is only the first stage. Once a tenancy begins, there may be rent payments to administer, maintenance matters to arrange, inspections to organise, safety requirements to monitor and questions from tenants to address. Effective management helps to ensure that smaller issues are identified and dealt with before they develop into more significant problems. It also provides landlords with a professional point of contact and helps maintain a constructive relationship between landlord and tenant.
Protecting your investment through regular maintenance
For many landlords, their rental property represents a substantial financial investment, perhaps forming part of their retirement planning or providing an additional source of income. Protecting that investment should therefore be a priority.
Routine maintenance, timely repairs and periodic inspections can help preserve the condition of a property and reduce the risk of more expensive problems developing. Something as straightforward as a small leak, a defective extractor fan or a blocked gutter can become considerably more costly if left unattended. Well-maintained properties are also generally more appealing to tenants and can encourage longer-term occupation. Of course, landlords must balance expenditure against rental income, and not every improvement will necessarily produce a corresponding increase in rent. Our approach is to offer sensible, practical guidance, helping landlords make informed decisions about maintenance, presentation and potential improvements.
Should you manage your property yourself or use a letting agent?
This is a question many landlords consider, particularly those letting a property for the first time. Managing a property independently may initially appear to save money. However, it also requires time, organisation, knowledge of current legislation and the ability to respond when problems arise. For example, a maintenance issue might occur while a landlord is working, away on holiday or otherwise unavailable. Equally, changes in tenancy legislation may require documentation or procedures to be updated, even where a tenant has occupied the same property for several years.
A professional letting agent can provide assistance with many of these responsibilities, depending on the level of service selected. At Acres, our lettings services are designed to support landlords who require assistance in finding a tenant, as well as those seeking a more comprehensive property management arrangement. Our aim is to make the letting process as straightforward and efficient as possible while ensuring that landlords remain informed about their properties.
Already have a tenant? You can still benefit from professional management
It is worth remembering that professional letting services are not exclusively for landlords seeking new tenants. If you already have a property occupied by a tenant but currently manage it yourself, you may still benefit from appointing an experienced agent. Indeed, with the changes introduced during 2026, this could be an ideal opportunity to review how your property is managed. A professional review can help identify whether documentation, safety certification, rental arrangements and other important matters are up to date. Similarly, landlords who are dissatisfied with the service provided by their existing letting agent may wish to consider alternative arrangements.
Changing managing agents need not mean changing tenants or disrupting an otherwise successful tenancy. At Acres, we would be pleased to discuss your circumstances, explain the services available and assist with a transfer of management where appropriate.
Getting the rental price right
Just as when selling a property, accurate pricing is one of the most important factors when bringing a home to the rental market. It can be tempting to advertise at the highest possible figure, particularly when landlords are facing increased mortgage payments, insurance premiums, maintenance costs and other expenditure. However, an unrealistic asking rent can result in an extended period without rental income.
For example, a property advertised at £1,300 per month that remains empty for just one month will lose £1,300 in potential income. That is equivalent to more than £108 per month when spread over a year. Sometimes a slightly more competitive asking rent, resulting in a suitable tenant being secured sooner, can provide a better overall financial outcome. Of course, every property and situation is different. Our lettings team can provide a realistic rental appraisal based on local market conditions, comparable properties and the individual characteristics of your home.
Why choose Acres for your lettings?
At Acres, we are proud to have built our reputation over more than three decades serving the communities in which we work. With established offices in Four Oaks, Sutton Coldfield, Walmley and Great Barr, supported by our dedicated lettings department, we combine genuine local knowledge with modern marketing and a personal approach.
We understand that letting a property can sometimes feel daunting, particularly for landlords dealing with changing legislation or those who have never rented out a home before. Our experienced team is here to provide practical advice, answer questions and assist throughout the letting and management process. We believe that successful property management is about more than simply collecting rent. It is about looking after an important investment, maintaining good communication, responding to issues promptly and helping both landlords and tenants enjoy a positive experience.
Whether you are an experienced property investor or an accidental landlord who has inherited a property or decided not to sell, we would be delighted to discuss how we can help.
A final word from Hamad Al-Qubaisi – Acres Lettings Manager
"The lettings market has changed enormously over the years, and the introduction of the Renters' Rights Act has brought further responsibilities for landlords. "Property can still be an excellent long-term investment, but it is increasingly important that landlords understand their obligations and ensure that their properties are managed correctly. "At Acres, we have always believed that good estate agency is built upon personal service, local knowledge and trust. That philosophy is every bit as important within our lettings department as it is in residential sales.
"Whether you are letting a property for the first time, reviewing an existing investment or simply wondering what rental income your property might achieve, our team would be delighted to help. "After more than 34 years serving the local community, we remain committed to providing straightforward, professional advice and the personal service that has always been at the heart of Acres."
Thinking of letting your property?
If you are considering letting your property, would like a free, no-obligation rental valuation or simply want to discuss your existing tenancy arrangements, please contact our dedicated lettings team. Acres Lettings – 0121 312 4997 or email This email address is being protected from spambots. You need JavaScript enabled to view it..
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If you would like to discuss selling your home, please get in touch with us This email address is being protected from spambots. You need JavaScript enabled to view it. or call any of our busy, helpful teams/offices:
Four Oaks 0121 323 3088
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Walmley 0121 313 2888
Great Barr 0121 358 6222
Lettings 0121 312 4997
Thank you for reading this article, and your interest in Acres and our property for sale.
Nigel & Jayne Deekes – Acres Partners
Acres; proud to be family owned, managed, run and to have be
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