For some landlords, the Renters’ Rights Act has made property investment feel more complicated. For others, it has prompted a different question: if the rules have changed, could this actually be the right time to strengthen a well-managed portfolio? Working with a trusted letting agent in Hitchin can help landlords assess that opportunity based on rental demand, property condition, compliance and long-term returns rather than reacting to regulatory change alone.

Since 1 May 2026, assured tenancies have moved to a rolling basis, while Section 21 notices can no longer be used. Landlords now need a valid legal ground to recover possession, and rent increases must follow the Section 13 process, with increases limited to once a year and at least two months’ written notice using Form 4A.

For landlords who are prepared to operate within this framework, these changes do not automatically make buy-to-let unattractive. In fact, they may encourage a more professional approach to portfolio building.

The Rules Have Changed, But the Investment Case Has Not Disappeared

The biggest shift is that landlords can no longer rely on a fixed tenancy end date or Section 21 to regain possession. Instead, possession must be based on a valid legal ground and, where necessary, supported through the Section 8 process.

That makes property selection more important.

A landlord considering another Hitchin property should now think beyond the headline purchase price and expected monthly rent. The better question is whether the property can deliver sustainable income with manageable maintenance, compliance and tenant-management requirements.

Properties with strong tenant appeal, sensible layouts and good access to local amenities can potentially support longer-term occupancy. That matters when landlords are building a portfolio around dependable income rather than frequent tenant turnover.

Why Some Landlords May See Opportunity Where Others See Risk

Regulatory change often separates landlords who are prepared from those who have relied on older ways of working.

A landlord who understands the new possession rules, keeps accurate records, maintains the property properly and prices rent realistically has a different risk profile from an investor who has not reviewed their processes since purchasing their first property.

The Renters’ Rights Act also means landlords need to approach rent reviews more carefully. Rent can generally only be increased once a year, with the correct notice, and the proposed rent cannot exceed the open-market rent.

That makes accurate local rental evidence increasingly valuable.

Rather than simply pushing for the highest possible asking rent, portfolio landlords need to consider whether the rent is defensible against comparable properties and whether a realistic increase is preferable to losing a reliable tenant.

Hitchin’s Property Market Still Offers Different Investment Profiles

There is no single “Hitchin buy-to-let”.

A Victorian terrace close to the town centre, a modern flat near the station and a larger family house in a residential neighbourhood can attract very different tenant groups and carry different costs.

That is why portfolio expansion should be selective.

The wider Hertfordshire market provides useful context. Rightmove data supplied for this article puts the average Hertfordshire sold price at £542,401, with terraced properties averaging £449,898, semi-detached homes £597,126 and flats £275,962 over the last year. Overall sold prices were similar to the previous year and close to the 2022 peak.

For an investor, that highlights an important point: capital growth should not be the only reason to buy. The purchase price, achievable rent, running costs, condition and likely tenant demand all need to work together.

The New Landlord Strategy: Buy Better, Manage Better

The post-Renters’ Rights Act market may favour landlords who take a more deliberate approach.

Before purchasing another property, consider:

• Tenant demand: Who is most likely to rent the property and why?
• Rental pricing: What are comparable properties actually achieving?
• Maintenance: Are there expensive repairs or upgrades waiting around the corner?
• Compliance: Are the tenancy, safety and property-management processes up to date?
• Tenant retention: Could keeping a good tenant for longer be more valuable than repeatedly remarketing the property?
• Exit strategy: If you eventually need to sell, does the property appeal to owner-occupiers as well as investors?

This is particularly important now that tenancies operate on a rolling basis. The official information sheet confirms that assured tenancies can no longer have a fixed term or set end date from 1 May 2026.

For a landlord, that changes the mindset from “How do I get the property back when the tenancy ends?” to “How do I make this tenancy and property work over the longer term?”

Could Expanding Be Better Than Selling?

For some landlords, selling may still be the right decision. A property that consistently produces poor returns, requires substantial expenditure or no longer fits an investment strategy should not be retained simply because it is an asset.

But selling every property because the legislation has changed could also mean overlooking opportunities.

A stronger strategy may be to review the portfolio property by property. Keep the assets with solid fundamentals, improve those with identifiable weaknesses and consider selling only where the numbers no longer make sense.

For landlords considering another purchase, local expertise becomes particularly useful. A trusted letting agent in Hitchin can provide insight into tenant demand, achievable rents, property presentation and the practical realities of managing a tenancy under the new rules.

The question is no longer simply “Should I sell?”

The Renters’ Rights Act has changed how landlords operate. It has not removed the fundamentals of property investment.

For Hitchin landlords, the more useful question may now be:

Which properties deserve a place in my portfolio for the next five, ten or fifteen years?

Those prepared to answer that question using realistic rental figures, careful property selection and professional management may find that the new market rewards a more strategic approach to growth.