Autumn is a natural moment to take stock of your rental. Many tenancies start during the busy summer moving season, so a year on is often when you can next review the rent. The colder months ahead are also when damp, heating, and boiler problems tend to show up, and catching them early can stop a small fault from becoming a costly repair.
A short review now puts you back in control of your property and its income. It gives you time to gather your figures, talk to your tenant, and book any work before winter, rather than settling for last year’s rent in a last-minute rush. The best place to begin is knowing exactly where you stand.
Related: Aligning with the Renters’ Rights Act: why landlords should work with a letting agent
Start your autumn tenancy renewal with the paperwork
Your paperwork sets the limits on what you can change, and when. Checking most of it need not take long. Start with the legal position. It has changed for private landlords in England. Then move to the records and certificates you hold.
How the Renters’ Rights Act has reshaped renewals
Since 1 May 2026, most private tenancies in England have become periodic assured tenancies. Tenants can end the tenancy by giving at least two months’ notice. Section 21 has been abolished. Landlords seeking possession must now serve a Section 8 notice based on one of the legal possession grounds. Each ground has its own notice period and evidence requirements.
Gather your key dates and records
Pull your key dates and documents into one place. Some dates limit when you can act, and some documents carry fines or legal risk if they lapse, so keep digital and paper copies somewhere your agent can reach them. Start with your tenancy start date and the date of your last rent increase, as rent can rise only once in any 12-month period.
Check that your gas safety certificate has been renewed within the last 12 months, and that your Electrical Installation Condition Report (EICR) is less than five years old, or renewed sooner if the last report asked for it. Make sure your deposit protection certificate shows the right scheme, amount, and tenant names. If the home is a licensable house in multiple occupation or falls under a council licensing scheme, confirm that your property licence is up to date too.
Take an honest look at the tenant and the home
Rent is only one part of the return. A reliable tenant in a well-kept home can be worth more than a higher rent. Empty weeks between tenants, cleaning, and re-letting fees eat into income. Review the tenant and the property before setting any figures.
Weigh up the tenant relationship
Think back over the past year. Small details show whether your tenant is likely to stay, and whether you want them to. Ask yourself:
- Has the rent been paid in full and on time?
- Does the tenant report faults before they get worse?
- Has the tenant kept the home clean and well cared for?
A friendly chat about their plans for the coming year can fill in the rest.
Related: The landlord’s guide to tenant relationships and rental reform
Walk round the property first
A mid-tenancy inspection gives you a view of what your tenant lives with each day. Give at least 24 hours’ written notice and bring a checklist. Photograph anything that needs attention. Dated photos give you a record to check against at the next visit.
What to check on the day
Look for any signs of damp, mould, or condensation, and check that the boiler, radiators, and hot water are all working properly. Test each smoke and carbon monoxide alarm to make sure it sounds. Finally, check that windows, doors, and locks open, close, and secure as they should.
Is your current rent still right?
Rents move with local demand. A figure set two or three years ago may no longer match similar homes nearby, in either direction. Base your rent decision on evidence, because the rent affects many other figures in your review.
Compare your rent with similar local homes
Look at homes like yours on the major property portals. Match the bedrooms, property type, condition, and area. Asking rents can differ from agreed rents, so treat listings as a guide. Note how long similar homes stay on the market, too.
Raise rent with a Section 13 notice
Under the Renters’ Rights Act, the only way to raise the rent is through the Section 13 process. A rent review clause in the tenancy agreement can no longer be used for this. You can increase the rent once in any 12-month period, and the new rent should be in line with the market rent.
To propose an increase, serve your tenant with the prescribed government form, with every section completed. The form sets out your proposed new rent and the date it will start. There must be at least two months between the date you serve the notice and that start date.
If your tenant challenges the increase
Tenants can ask the First-tier Tribunal (Property Chamber) to decide whether the proposed rent matches the market. The tribunal cannot set a rent higher than the one you proposed. Where a tenant applies, the new rent usually takes effect from the date of the tribunal’s decision.
Related: Family renters and affordability: How to raise rent fairly and reduce void risk under the new rules
Plan improvements before the next tenancy year
Work finished before a rent change may make the new figure easier for your tenant to accept. It can also help protect the property’s value over the long term. Rank each job by cost and by how much your tenant would notice the difference.
Clear the small repairs first
Dripping taps, sticking doors, and tired extractor fans seem minor. Fixing them builds goodwill and can stop a slow leak becoming a ceiling repair. By law, you must keep the structure and exterior in repair. The same goes for installations for water, gas, electricity, sanitation, heating, and hot water.
Upgrades that could lift the rent
Bigger improvements need clear sums behind them. Work out how many years of extra rent it would take to cover the cost. Some work may also be needed to keep the Energy Performance Certificate (EPC) rating at E or above, the minimum for most lets. Better insulation or a newer boiler can lower your tenant’s energy bills and may improve the EPC rating at the same time. A refreshed kitchen or bathroom often makes the biggest difference to how a home feels to live in. Neutral decoration and new flooring cost less and can make the property easier to let when the time comes.
Does the property still earn its keep?
A tenancy can run smoothly for years while the investment falls behind. Good tenants and prompt rent can hide rising costs. Step back from day-to-day management. Test the property the way a careful investor would, starting with the yearly figures.
Work out what the property really earns
Start with the total rent you received over the past 12 months. From that, take away every cost you paid in the same period, including the small ones, as missing them makes the property look more profitable than it is. Your receipts will help. Costs to include are letting and management fees, insurance and repairs, safety checks and certificates.
To find your rough net yield, divide the amount left over by the property’s current value and multiply by 100. Compare that percentage with what the same money could earn elsewhere. If a fixed mortgage rate ends soon, allow for the likely new payment. Take tax advice where you need it.
Decide where the property fits your plans
Your goals may have changed since you first let the property. If steady income is the priority, keeping a reliable tenant at a fair market rent may serve you best. If long-term growth matters more, spending on improvements that protect the property’s value may come first. If you are ready to sell, plan the timing carefully. Ending a tenancy to sell relies on Ground 1A. It needs four months’ notice and cannot be used in a tenancy’s first 12 months. The home cannot then be re-let for 12 months after the notice ends.
Finish your autumn tenancy renewal with a rental valuation
A professional rental valuation can fill the gaps that online research leaves. A local agent has a good sense of applicant demand for homes like yours. They also see the property in person. The result is a rent figure grounded in first-hand knowledge.
At Newton Fallowell, our lettings teams value rental homes across the communities we know best. To find out what your property could achieve before agreeing new terms, contact your local Newton Fallowell branch today. We can also help with tenancy paperwork, timing, and your longer-term plans.
