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Adams Estates, 66 Christchurch Road, Reading (2026)

05/06/2026

LATEST: Energy Efficiency: What Every Landlord Needs to Know

The Renters’ Rights Act has brought major changes for landlords in England. Most of the attention has been on the end of Section 21, changes to tenancy rules and new restrictions around rent increases and property marketing. However, one of the biggest issues for landlords going forward will be compliance. Landlords are now expected to keep better records, understand their legal responsibilities and prove that their properties meet the required standards. This includes energy efficiency.

That is why landlords should take a fresh look at their Energy Performance Certificate, known as an EPC. An EPC should not just be treated as a document needed to let a property. It can help landlords understand:

• how energy efficient the property is;
• what improvements may be needed;
• what evidence is missing;
• what work could help future-proof the property.

The EPC rating is important, but it is not the full story. The assessment can also show where improvements have been assumed, what has been properly evidenced and what risks may need attention in future. Here are five simple questions every landlord should ask their energy assessor.

1. What evidence should I provide before the visit?

Some improvements may not be obvious during the assessment. For example, a landlord may have installed insulation, upgraded heating, fitted better glazing or added heating controls. If the assessor cannot see or verify the work, they may have to use default assumptions. This could lead to a lower EPC rating. Before the visit, landlords should try to provide invoices, guarantees, product details, photographs or certificates for any energy-related improvements.

2. What improvements should I prioritise?

An EPC gives a snapshot of the property, but landlords should also think ahead. The assessor may be able to explain which recommendations are most useful and which may need further specialist advice. The cheapest improvement is not always the best one. Some works may improve the EPC rating, while others may be better for reducing bills, improving tenant comfort or protecting the property long term.

3. What could you not verify during the visit?

This is an important question. If the assessor cannot confirm certain features, such as insulation or heating controls, the EPC may be based on assumptions. Landlords should understand what has not been verified, how this affects the rating and what evidence may be needed in future.

4. Which recommendations will make the biggest difference?

Not every EPC recommendation has the same impact. Some improvements may help raise the EPC rating. Others may mainly improve comfort or reduce energy use. Landlords should understand the difference before spending money. It may also make sense to plan energy improvements alongside repairs, refurbishments or void periods.

5. What records should I keep?

Good record keeping is becoming increasingly important. Landlords should keep copies of:

• EPCs;
• assessor recommendations;
• invoices and receipts;
• product information;
• guarantees and warranties;
• photographs of works;
• any evidence supporting the EPC rating.

These records may help landlords show what work has been done and support their compliance position in future.

The private rented sector is becoming more evidence-led. Compliance is no longer just about having the right certificate. Landlords need to be able to show what condition the property is in, what work has been carried out and what plans are in place. EPCs are an important part of that. By asking the right questions, landlords can get more from an EPC assessment and make better decisions about their property. Preparation is key — and it should start before the assessor arrives.

At Adams Estates, we will continue to support our fully managed landlords by monitoring EPC expiry dates and helping to ensure certificates remain valid and in date. Where a new EPC assessment is required, our team can arrange this on your behalf and help keep the process straightforward. We will also continue to keep our landlord clients informed of any future changes to EPC requirements, energy efficiency rules and wider compliance obligations affecting the private rented sector.

22/05/2026

LATEST: Did the Renters’ Rights Act Actually Solve the Right Problems?

For years, landlords have faced growing hostility in public debate, with policy increasingly shaped around the idea that tenants require ever-greater protection from unscrupulous landlords. Many landlords now argue the result is legislation that offers significant protection to rogue tenants — often at considerable financial and emotional cost to responsible property owners.

Tenants who deliberately ignore tenancy agreements and exploit procedural delays can now leave landlords facing months of stress, arrears, legal costs, and uncertainty before regaining possession of their property. As a result, thorough tenant referencing and due diligence have become more important than ever. Once a rogue tenant is in place, resolving the situation can be slow and expensive.

Yet the scale of the problem the legislation claimed to address was arguably far smaller than public rhetoric suggested. Around 0.5% of tenancies — roughly one in 200 — ended in bailiff-enforced eviction. Despite this, high-profile cases were repeatedly amplified by politicians and the media until exceptional situations became portrayed as commonplace. A dominant narrative emerged that landlords were routinely exploiting vulnerable tenants through excessive rent increases and unfair practices. However, many of the protections designed to prevent this already existed long before the Renters’ Rights Act.

Most tenancies in England were previously governed by the Housing Act 1988, which already imposed strict rules around rent increases for Assured Shorthold Tenancies (ASTs).

Under the previous system, for fixed-term ASTs, rents could only be increased if:

• the tenancy agreement included a rent review clause; or
• the tenant agreed to the increase.

For periodic (“rolling”) tenancies, landlords generally had to use a formal Section 13 notice.

Tenants also already had important safeguards:

• rent increases were generally limited to once every 12 months;
• landlords had to provide notice;
• tenants could challenge excessive increases through the First-tier Tribunal.

The Tribunal could assess local market evidence and determine a fair market rent — and, in some cases, even set the rent higher than the landlord originally proposed if it believed the requested increase remained below market value. Given these existing protections, many landlords continue to ask: what actual problem did the Renters’ Rights Act fix?

Critics argue the reforms responded more to political pressure and public perception than to widespread systemic abuse. Meanwhile, responsible landlords — already facing rising mortgage costs, taxation changes, and growing compliance burdens — are left carrying greater risk with fewer practical protections. What is already clear is that landlords now operate in a far more cautious environment, where careful tenant selection is no longer simply good practice — it is essential risk management.

15/05/2026

LATEST: Landlord Tax Overhaul Demanded to Support Affordability

New research from the Joseph Rowntree Foundation (JRF) and the Autonomy Institute is calling for a major rethink of landlord taxation — arguing reforms could improve affordability for tenants without damaging the private rented sector. The report claims most landlords in England have continued to outperform comparable investments in recent years, even after tax and rising costs. According to the analysis, 63% of landlords still achieved higher-than-benchmark returns in 2024, following particularly strong years in 2018 and 2021.

The report models a package of reforms including:

• Rent controls linked to inflation (CPI)
• Reversing Section 24 mortgage interest relief restrictions
• Applying National Insurance contributions (NICs) to rental income

Under the proposals:

• In-tenancy rent increases would be capped at CPI
• New tenancy increases would be limited to CPI +2%
• Average rents could fall by around £1,200 per year within six years

Section 24 relief could return

One key proposal likely to interest landlords is the reinstatement of full mortgage interest relief. The report argues this would support highly leveraged landlords who have been hardest hit by rising borrowing costs and Section 24 tax changes. Researchers say reversing Section 24 could actually reduce the number of landlords making losses by 2030 — even if rent controls were introduced.

NICs on rental income also proposed

To help fund the changes, the report proposes charging National Insurance on rental income. JRF says this would target landlords benefiting from the strongest returns, particularly those without mortgages, who are currently taxed more lightly than leveraged investors.

What does this mean for landlords?

While rent controls remain controversial across the sector, the report attempts to position the reforms as a “balanced” approach — combining tighter rent regulation with tax relief for mortgaged landlords. The organisations behind the research argue the proposals would:

• Improve affordability for renters
• Protect rental supply
• Reduce financial pressure on leveraged landlords
• Deliver savings to the housing benefit system

The debate around landlord taxation and rent controls is likely to intensify as policymakers continue to focus on housing affordability ahead of further rental reform discussions later this year.

Importantly, these proposals remain part of an ongoing policy discussion rather than confirmed government plans. The report itself acknowledges the vital role private landlords play in housing supply and suggests reforms should avoid pushing responsible landlords out of the market. As always, any future changes are likely to involve consultation and phased implementation, giving landlords time to plan and adapt.

08/05/2026

LATEST: Reform UK and Green Party Gains: What This Means for Landlords

With both Reform UK and the Green Party making expected gains in this week’s local elections, many landlords are asking what a stronger presence for these parties in local authorities could mean for the private rented sector. While local councils have limited power over national housing legislation, they can still influence planning policy, licensing schemes, environmental standards and local housing priorities — all of which can affect landlords and property investors.

Reform UK: Pro-Landlord Rhetoric, But Limited Local Powers

Many of Reform UK’s headline housing policies are aimed at national government rather than local authorities, meaning council gains alone are unlikely to bring immediate changes for landlords. However, their growing influence could increase political pressure around taxation, regulation and housing supply. At national level, Reform UK has proposed:

• Scrapping Section 24 mortgage interest restrictions, allowing landlords to once again offset finance costs against rental income tax;
• Reversing parts of the Renters’ Rights Act;
• Introducing a “rent-to-buy” model aimed at helping younger people into home ownership;
• Replacing Stamp Duty (and equivalents in Wales and Scotland) with a locally controlled property tax;
• Expanding protections for leaseholders;
• Prioritising local residents in social housing allocations;
• Creating long-term funding partnerships with UK pension funds to deliver council-owned social housing;
• Streamlining planning regulations to accelerate development;
• Increasing brownfield development;
• Supporting Modern Methods of Construction, including modular housing.

For landlords, Reform’s message is broadly one of deregulation, lower taxation and increased housing delivery. However, until such policies are adopted nationally, practical impacts at council level are likely to remain limited.

Green Party: Greater Focus on the Private Rental Sector

The Green Party’s recent electoral momentum has been driven heavily by younger voters and renters, and housing policy remains central to its platform across England, Scotland and Wales.

Unlike Reform UK, many Green housing priorities could have more direct implications for landlords through local authority action, particularly where councils gain greater control over licensing, environmental standards and rent regulation. Current Green Party housing proposals include:

• A new wealth tax on multi-millionaires and billionaires, designed to raise between £30bn and £70bn annually to fund housing and public services;
• Delivering 150,000 new social homes each year;
• Ending Right to Buy across the UK;
• Giving local authorities powers to introduce local rent controls;
• A nationwide programme of home insulation upgrades and higher EPC standards;
• Requiring solar panels and heat pumps in all new-build homes.

For landlords, the key concerns are likely to centre around rent controls, stricter environmental requirements and the potential cost of future EPC upgrades. At the same time, increased investment in housing supply and energy efficiency could reshape parts of the rental market over the longer term.

Despite strong local election performances, neither party currently has the power to implement sweeping national housing reforms on its own. However, their growing influence reflects shifting voter priorities — particularly around affordability, housing standards and access to home ownership. For landlords, the immediate impact may be modest. But the political direction of travel is becoming clearer: housing policy is moving further up the political agenda, and both regulation and reform are likely to remain central issues in the years ahead.

01/05/2026

LATEST: It’s Time: The Renters Rights Act Is Now in Full Effect

As of today, the Renters’ Rights Act has officially come into force, introducing a number of important changes to the private rental sector. This legislation is designed to strengthen tenant protections and raise standards across the industry, and it’s essential that landlords understand how these updates may affect them.

Key changes include:

• Abolition of Section 21 (‘no-fault’ evictions): Landlords will now need to provide a valid, legally defined reason to regain possession of their property.
• Introduction of periodic tenancies: Fixed-term assured shorthold tenancies will transition to rolling periodic agreements, giving tenants greater flexibility.
• Stronger tenant protections: Measures to prevent unfair rent increases and bidding wars are being introduced.
• Enhanced property standards: Landlords will be required to meet clearer and stricter standards regarding property condition and safety.
• Ombudsman and property portal: A new landlord ombudsman and national property portal will aim to improve transparency and accountability.

In commentary released today, Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), outlined three key tests the Renters’ Rights Act must pass to be considered a success:

• Court system readiness – The possession process must be efficient and properly resourced so landlords can regain properties in legitimate circumstances without excessive delays.
• Effective enforcement – Local authorities must have the resources and commitment to enforce the rules consistently, ensuring a level playing field across the sector.
• Clarity and practical implementation – Landlords need clear guidance and workable systems (such as the new database and processes) to comply confidently with the legislation.

These points highlight a crucial reality: while the legislation sets out strong intentions, its real-world impact will depend heavily on how well it is implemented and supported across the sector.

These changes mark a significant shift in the regulatory landscape. While they aim to create a fairer system, they also place increased responsibility on landlords to remain compliant, maintain high standards, and follow updated legal processes carefully. Failure to do so could result in penalties or difficulties in managing tenancies effectively.

At Adams Estates, we understand that navigating legislative changes can feel complex. With over 20 years of experience in the Reading property market, our team is here to support you every step of the way. Our fully managed service is designed to ensure that your property remains compliant, your tenancies are handled professionally, and your investment is protected.

If you would like to learn more about how we can assist you under these new regulations, please feel free to get in touch with us. We are always happy to help.

24/04/2026

LATEST: Essential Landlord Tips Before Renters’ Rights Act Implementation Date

From 1 May 2026, the Renters’ Rights Act will introduce some of the most significant reforms the Private Rented Sector has seen in England and Wales for decades. The legislation is designed to rebalance landlord and tenant rights, while bringing in stricter regulation and greater oversight for landlords. With major changes affecting tenancy structures, possession rights, rent increases and compliance obligations, now is the time for landlords to prepare. Below are some key actions landlords should take now to stay ahead of the changes and avoid costly mistakes.

1. Prepare for the End of Fixed-Term ASTs

From 1 May 2026, both new and existing tenancies will move away from fixed-term Assured Shorthold Tenancies (ASTs). Instead, they will become Assured Periodic Tenancies, with no fixed end date. Tenants will be able to give two months’ notice at any time, meaning landlords may see increased tenant movement and shorter occupancy periods.

What landlords should do now:

• Review your tenant selection process
• Focus on longer-term tenant retention strategies
• Plan for potentially higher turnover and void periods

2. Review Possession Procedures

The abolition of Section 21 means landlords will no longer be able to regain possession using the current “no fault” route. Instead, possession claims will rely mainly on the revised and expanded Section 8 grounds. This includes new grounds such as Ground 1A, allowing landlords to recover possession where they intend to sell.

What landlords should do now:

• Familiarise yourself with the updated possession grounds
• Ensure rent accounts are accurate and up to date
• Keep written records of communications with tenants
• Seek advice early if possession may be required
• Robust record-keeping will be more important than ever.

3. Get Ready for Increased Regulation and Enforcement

The Act introduces tougher enforcement powers for local authorities, alongside new penalties and compliance requirements. Landlords should also be aware of the upcoming Private Rented Sector Ombudsman and Landlord Database; both expected in Phase Two of the reforms (likely late 2026 / 2027). Additional restrictions will include bans on, rental bidding wars, taking more than one month’s rent in advance, discriminatory letting practices, etc...

What landlords should do now:

• Audit your compliance procedures
• Keep all safety and tenancy records organised
• Review advertising and referencing processes
• Ensure tenant selection is fair and legally compliant

4. Reassess Rent Increase Procedures

From 1 May 2026, contractual rent review clauses will no longer apply. Rent increases must instead follow the statutory process using a Section 13 Notice, which can only be used once every 12 months and requires two clear months’ notice.

What landlords should do now:

• Remove outdated rent review clauses from tenancy agreements
• Review rents in line with market evidence
• Build annual rent reviews into your management calendar
• Ensure any increases are realistic and justifiable

5. Meet the New Written Information Requirements

The Act introduces mandatory written information requirements for both new and existing tenancies. For existing written tenancies, the 4-page Renters’ Rights Act written information sheet must be provided to each Tenant by 31 May 2026. This must either be given as a hard copy or as a PDF attachment (not a link).

For existing unwritten tenancies, landlords must provide a written summary of the key tenancy terms by the same deadline. A web link alone will not be sufficient.

What landlords should do now:

• Identify all current tenancies
• Prepare required documents in advance
• Put a service plan in place before the deadline

If your property is on our Fully Managed or Rent Collect service, we are already proactively preparing for these changes on your behalf. Our team has already begun issuing the required Renters’ Rights information sheets to tenants where needed, reviewing tenancy agreements, updating internal processes, and ensuring your tenancy documentation remains compliant. We also offer Rental Protection on certain tenancies for added security and support should possession issues arise.

You can relax knowing Adams Estates is already ahead of the changes and working to keep your property fully compliant every step of the way. These reforms are significant, but with the right support they do not need to be stressful. Adams Estates is here to make the transition simple, smooth and fully managed for you.

27/03/2026

LATEST: What Landlords Need to Know: Renters’ Rights Act Official Information Sheet Released

The government has published what it describes as the “official Information Sheet that landlords and their agents must give to tenants.” The document is intended to help private landlords and letting agents in England understand how tenancies are affected by the changes introduced under the Renters’ Rights Act.

The Information Sheet is a government-produced document designed for tenants. It explains how the new legislation may affect their tenancy and outlines the key changes introduced by the Act. According to the government, if a landlord uses a letting agent to manage the property, the agent is responsible for providing the Information Sheet to the tenant, even if the landlord has already done so.

When must the Information Sheet be provided?

The Information Sheet must be given to tenants where the tenancy:

• is an assured tenancy or assured shorthold tenancy
• was created before 1 May 2026
• has a wholly or partly written record of terms, such as a written tenancy agreement.

Landlords must ensure the Information Sheet is provided by 31 May 2026. Failure to do so could result in a financial penalty of up to £7,000. The government also states that a copy must be given to every tenant named on the tenancy agreement.

Important: Use the official version

The Information Sheet is only valid when downloaded from the official government release, so landlords and agents should ensure they are using the correct version.

How the document must be provided

The Information Sheet must be provided to tenants in one of the following ways:

• Printed hard copy, either posted or delivered by hand
• Electronic PDF attachment, for example sent via email or text message.

However, simply sending a link to the PDF is not acceptable. The government specifies that the document itself must be sent as an attachment.

Existing tenancy agreements

The legislation does not require landlords to amend or reissue existing written tenancy agreements. However, if a tenancy created before 1 May 2026 is based entirely on a verbal agreement, the Information Sheet cannot be used. In these cases, landlords must instead provide tenants with written information outlining the key terms of the tenancy.

As your dedicated agent and property manager, Adams Estates has already begun preparing the necessary processes to ensure the Information Sheet is issued to tenants where required. This proactive approach will help ensure our landlords remain fully compliant with the new requirements. Please note that this process will be handled by our team only for landlords whose properties are under our hands-off Fully Managed Service. Landlords using other service levels will remain responsible for ensuring the Information Sheet is provided to their tenants in line with the legislation.

13/03/2026

LATEST: Fewer Landlords, Rising Rents: What Agents Are Seeing Now

A growing number of landlords leaving the private rented sector is continuing to squeeze rental supply — and agents now expect rents to rise again before summer. The latest market snapshot from the Royal Institution of Chartered Surveyors (RICS) shows that while tenant demand has remained broadly stable over the winter, the number of rental properties coming to market is still unusually low. With fewer landlords adding properties to the market, 20% of agents surveyed expect rents to increase within the next three months. Many agents say the key driver behind rising rents is the continuing exodus of landlords, particularly as new regulations approach:

John Chappell of Skegness-based Chappell & Co says the trend is clear: “As the Great British sell-off by landlords continues, tenant demand is still increasing, as are rents.” He also notes that more tenants are struggling to pass affordability checks, which could lead to greater use of rent guarantee insurance by landlords.

Several agents say the upcoming Renters’ Rights Act is accelerating landlord decisions to sell. Jeremy Leaf of Jeremy Leaf & Co in north London says: “Many landlords are choosing to sell when tenancies end or come up for renewal. This has resulted in less choice for tenants, which is keeping rents higher than might otherwise be expected.”

Richard Franklin of Franklin Gallimore adds that increasing regulation is discouraging long-term investment in the sector: “Many landlords are leaving the buy-to-let sector and rents are rising given the shrinking supply. Over-regulation is a deterrent to all landlords, not just the ‘bad apples’.”

In parts of London, landlords are also reconsidering the financial case for remaining in the market. William Delaney of Coopers of London says: “Landlords are continuing to leave the rental sector and selling up when tenancies end. The Renters’ Rights Act and limited capital appreciation in recent years provide little incentive to retain rental investments in some areas.”

Kevin Henry of Bridgeman Surveyors summed it up simply: “Recent government policies are expected to contribute to increased rents in the marketplace.”

The RICS report also shows that activity in the housing sales market has slowed slightly. New buyer enquiries fell again in February, dropping to -26%, while agreed sales remained subdued at -12%. Surveyors cite concerns over inflation, interest rates and global instability as factors weighing on buyer confidence.

Despite the short-term slowdown in the sales market, RICS says the longer-term outlook remains more resilient, with 17% of surveyors expecting sales activity to increase over the next 12 months. But in the rental market, the message is clear: Until landlord supply improves, upward pressure on rents is likely to continue.

At Adams Estates, we’re continuously monitoring market trends and rental activity to ensure our clients stay ahead of the curve. By keeping a close eye on supply, demand, and legislation, we make sure our landlords are always positioned to achieve the best possible returns on their investments.

06/03/2026

LATEST: Push for Tougher Energy Efficiency Rules to Support Older Tenants

The government is facing renewed calls to ensure upcoming energy efficiency requirements for the private rented sector (PRS) are robust enough to support older tenants. Independent Age, a charity supporting older people on low incomes, has published a set of recommendations urging ministers to ensure that new Minimum Energy Efficiency Standards (MEES) are implemented using what it describes as a “tenant-centred approach”.

Under the UK government’s Warm Homes Plan, the minimum energy performance requirement for privately rented homes in England and Wales is expected to rise from an Energy Performance Certificate (EPC) rating of E to C. This change would require a significant proportion of PRS properties to undergo energy efficiency improvements. While the charity recognises the potential for higher standards to improve living conditions and reduce energy bills for older renters, it has also warned that poorly managed upgrades could have unintended consequences. These could include disruption from works, rent increases, higher overall housing costs, or, in some cases, eviction.

Research cited by Independent Age highlights the concerns many older tenants have about potential improvements to their homes. According to the charity, 63% of older renters say they would worry about a rent increase if their landlord carried out energy efficiency upgrades, while 35% would be concerned about the risk of eviction. Awareness of property energy ratings also appears limited. The research found that only one in four (25%) tenants know the EPC rating of their home, while almost half (47%) say they would not feel confident reporting housing condition issues to their local authority.

To address these concerns, Independent Age has outlined several recommendations.

• Aligning housing standards: The charity is calling on government to ensure the Decent Homes Standard and MEES are aligned in both objectives and implementation timelines. It also recommends that targeted grants should be available to address poor housing conditions where these act as a barrier to energy efficiency improvements.
• A tenant-centred upgrade process: Independent Age suggests that property assessments should consider solutions suitable for older occupants. It also recommends that landlords and contractors engage with tenants when planning works, agreeing on schedules and making allowances so older renters can remain in their homes wherever possible.
• Improved guidance and advice: Alongside the proposed Warm Homes Agency, the charity believes more local advice and support services will be needed. It is also calling for clearer MEES guidance for both landlords and tenants.
• Stronger protections and enforcement: The charity argues that tenants receiving homes upgraded with public funding should be protected from excessive rent increases or eviction, suggesting these protections could be attached to grants or loans used for energy efficiency works. It also says local authorities and the PRS Ombudsman should be adequately resourced to enforce standards.

With consultation and further policy detail on MEES expected, landlords are being encouraged to review the energy performance of their portfolios and consider potential upgrade requirements ahead of any new regulations coming into force.

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