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Adams Estates, 66 Christchurch Road, Reading (2026)

21/08/2026

LATEST: Rent Controls- Separating Facts from Speculation

If there is one housing policy debate that seems to return every few months, it is rent controls. The issue has resurfaced following Andy Burnham becoming Prime Minister and the renewed political focus on tackling the cost of living. However, the Government has so far been clear that it has no plans to introduce rent controls in the private rented sector. For landlords, that is likely to be welcome news.

Supporters of rent controls argue that they could help make renting more affordable. However, critics warn that restricting rents can discourage investment in rental property, reduce the number of homes available and ultimately leave tenants with less choice. There are also signs that rental inflation is already easing. Average private rents in England increased by 3.4% in the 12 months to June 2026, well below the 9.2% annual increase recorded at the market's peak in November 2024. The rental market has therefore already begun to stabilise following the exceptional pressures seen between 2022 and 2024, when high demand, limited supply and rapidly increasing costs pushed rents upwards.

Rent reviews have already changed

Landlords should also remember that the Renters' Rights Act has introduced significant changes to the way rents can be increased. Since 1 May 2026, landlords of assured tenancies can generally increase the rent only once within a 12-month period using the statutory rent increase procedure. Tenants also have the right to challenge a proposed increase through the First-tier Tribunal if they believe it exceeds the property's open market rent. This makes regular and evidence-based rent reviews increasingly important.

Rather than allowing a property to fall considerably below market rent and then proposing a large increase several years later, landlords may wish to review rents annually and consider smaller, reasonable increases where the market supports them. Interestingly, landlord research shows that many landlords still do not increase rents every year. Landlords often keep rents unchanged because they value a reliable tenant, recognise that the tenant may be facing financial pressures or are simply satisfied with the existing rental income.

When landlords do increase rents, it is often in response to genuine increases in the cost of providing the property. Mortgage costs, maintenance, insurance, taxation and regulatory requirements have all placed additional pressure on landlords in recent years. For others, an increase may simply be necessary to bring a property back in line with comparable local rents.

The wider affordability problem

If the Government wants to improve affordability for lower-income tenants, rent controls are not the only option. One area that continues to attract attention is Local Housing Allowance. Although LHA rates were increased in April 2024, they have subsequently remained frozen while rents have continued to change in many areas.

Increasing housing support in areas where there is a significant gap between LHA and actual market rents could provide more direct assistance to tenants who need it. Measures that help more households move into home ownership could also reduce some of the pressure on the private rented sector.

Ultimately, housing affordability is a complex issue involving rental supply, demand, taxation, planning, housebuilding and household incomes. Rent controls may appear to offer a simple solution, but policymakers also need to consider their longer-term impact on landlord investment and the supply of rental homes. For landlords, the most practical approach remains straightforward: regularly review your rent, understand the local market and ensure that any proposed increase can be supported by good comparable evidence.

At Adams Estates, we are continuing to support landlords through the changes introduced by the Renters’ Rights Act, including rent reviews and market rent assessments. If you are unsure whether your current rent reflects the local market, or you would like advice on the correct process for proposing an increase, our team can review your property and provide practical, evidence-based guidance.

26/06/2026

LATEST: Landlords Urged to Consider Tenant Safety During Extreme Heat

With temperatures rising across the UK, landlords are being reminded to consider how extreme heat may affect tenants and rental properties. While landlords are not generally required to provide air conditioning, they do have a responsibility to ensure their rental properties are safe, properly maintained and free from serious hazards. This includes taking reasonable steps where excessive heat, poor ventilation or defective fixtures may create a risk to tenants’ health and wellbeing.

Under the HHSRS, local authorities can assess hazards within residential properties, including risks linked to excess heat, damp, mould and inadequate ventilation. Where a property cannot be properly ventilated, or where essential fixtures are defective, a landlord may be expected to investigate and take appropriate action. This does not mean every warm property will automatically be considered unsafe. However, landlords should take tenant complaints seriously, particularly where vulnerable occupiers, medical issues, young children, elderly tenants or persistent overheating are involved.

Common issues that may require landlord attention include:

• windows that are stuck, defective or cannot be safely opened;
• broken extractor fans or poor ventilation;
• damaged blinds, shutters or other fitted shading;
• structural issues affecting airflow or internal conditions;
• recurring damp or mould linked to poor ventilation;
• properties that regularly overheat and offer limited means of cooling.

If a tenant reports excessive heat, landlords should treat the matter as a genuine property-management concern rather than dismissing it as seasonal discomfort. Where health concerns are raised, the issue should be prioritised and documented carefully. Practical steps may include arranging repairs to windows or ventilation, checking extractor fans, considering blinds or shading where appropriate, allowing reasonable use of portable cooling equipment, and reviewing whether longer-term improvements are needed.

Good record keeping is also important. Landlords should keep a clear note of any complaints received, advice given, contractor visits, repairs completed and any evidence provided by the tenant. This can help demonstrate that concerns were handled responsibly and within a reasonable timeframe. The direction of travel in housing regulation is clear: landlords are expected to be proactive about health, safety and property condition. As standards continue to tighten, issues such as ventilation, damp, mould, excess cold and excess heat are likely to remain under increasing scrutiny.

At Adams Estates, we assist landlords by helping identify maintenance concerns early, coordinating repairs where required and ensuring that managed properties are handled in line with current compliance expectations. For landlords, taking a proactive approach not only helps protect tenants but also reduces the risk of complaints, enforcement action and avoidable deterioration to the property.

19/06/2026

LATEST: Major Changes Proposed for Tenant Deposit Handling

Landlords and letting agents could soon be required to place all tenant deposits into custodial deposit schemes, under further rental reforms being considered by the government. At present, landlords and agents can protect a tenant’s deposit in one of two ways. They can either transfer the money to a custodial scheme, where it is held by an approved deposit protection provider, or use an insured scheme, where the landlord or agent keeps the money in their own account and pays a fee to protect it.

Housing minister Matthew Pennycook has confirmed that the government is looking at removing insured tenancy deposit schemes. If this goes ahead, all deposits would need to be held by an approved custodial scheme provider instead.

Why is the government considering this change?

The government says the aim is to make tenant deposits safer and to give tenants more confidence when challenging proposed deductions at the end of a tenancy. Under a custodial scheme, the deposit is held by an independent third party. Under an insured scheme, the landlord or agent holds the money, which the government says can create an imbalance between landlords and tenants.

The government has also raised concerns about fraud risk in the insured model, particularly where insured registrations are misused or where agents fail to maintain the necessary insurance or client money protection.

What would this mean for landlords?

For many landlords, the main change would be practical rather than legal. Landlords are already required to protect deposits correctly, provide the correct prescribed information and ensure deposits remain protected throughout the tenancy. These obligations would remain.

The key difference is that landlords and agents may lose the option of holding deposit funds themselves. Instead, the money would need to be transferred into a custodial scheme from the start of the tenancy. This could reduce flexibility for landlords who currently use insured schemes, especially those managing multiple properties. It may also require agents and landlords to update their internal processes, tenancy paperwork and deposit handling procedures.

What should landlords do now?

No immediate action is required until the government confirms the final details and implementation timetable. However, landlords should start preparing by reviewing how their deposits are currently protected. Landlords and agents should:

• Identify which tenancies currently use insured deposit protection.
• Check that all deposits are correctly protected and prescribed information has been served.
• Keep clear records of deposit registrations, certificates and tenant communications.
• Review tenancy agreements and agency terms to ensure they can be updated quickly.
• Prepare for possible changes to move-in procedures and end-of-tenancy deposit handling.

Could this lead to more deposit disputes?

Possibly, at least in the short term. Where deposits are held independently, tenants may feel more confident challenging deductions. This means landlords should ensure they have strong evidence to support any proposed deductions, including clear inventories, check-out reports, photographs, invoices and written communication. Over time, a single custodial system could create more consistency and clearer outcomes for both landlords and tenants.

The key message for landlords

The proposed reform does not remove the need for careful deposit compliance. In fact, it makes good administration even more important. Landlords should keep accurate records, use robust inventories and make sure their agents have clear systems in place. Those who already use custodial schemes are unlikely to see a major change, but landlords using insured schemes should be ready to adapt if the proposals become law.

At Adams Estates, we understand that deposit rules can be time-consuming and difficult to keep up with, particularly as legislation continues to change. As part of our fully managed service, we ensure tenant deposits are properly protected in line with current and updated legal requirements, helping landlords stay compliant while reducing the administrative burden. This gives our clients added reassurance that their tenancy paperwork, deposit protection and compliance processes are being handled professionally from the outset.

12/06/2026

LATEST: Renters’ Rights Act: Reform, Risk and Reality

The Renters’ Rights Act is one of the biggest changes to the private rented sector in recent years. Its aim is to improve tenant security and raise standards, but there is growing concern that the reforms may also bring unintended consequences for landlords, tenants and the wider rental market. One of the biggest concerns is landlord confidence. Many landlords are already facing higher borrowing costs, increased regulation, higher stamp duty, reduced tax relief and the prospect of future EPC requirements. For some, the Renters’ Rights Act may be another reason to consider selling.

This matters because when landlords leave the market, rental supply falls. If tenant demand remains strong, fewer available homes can place further upward pressure on rents. Recent market data highlights this imbalance. Knight Frank reported that average rents in prime outer London increased by 3.2% in the year to May, the strongest annual rise since June 2024. Prime central London saw a smaller 1% annual increase, partly because higher-value markets have seen some discretionary owners let their properties while the sales market remains weaker.

Supply remains a key issue. New rental listings across prime central and prime outer London were 13% below the five-year average in May and 11% lower than the same month last year. Knight Frank also reported six new prospective tenants for every new rental property coming to the market, the highest ratio since September 2022. The Renters’ Rights Act is therefore not happening in isolation. It is the latest in a series of challenges for landlords, including higher stamp duty, the withdrawal of mortgage interest tax relief, increased finance costs and the potential requirement for rental properties to meet an EPC C rating in future.

Mortgage lender Paragon has also warned that increased costs for landlords are likely to create pressure on rental levels over time. This follows wider market evidence showing tenant demand continuing to rise while landlord instructions remain weak. The issue is not whether tenant protections are important. They are. The concern is whether repeated pressure on landlords reduces supply to the point where tenants face fewer choices and higher rents.

For landlords, the message is clear: now is the time to review your position carefully. Rental values, compliance, EPC ratings, mortgage costs, tenancy documentation and long-term investment plans should all be assessed before making any major decisions. Well-managed, compliant rental properties will remain in demand. However, landlords will need to be more proactive, better informed and commercially disciplined in order to protect their investment in a more regulated market.

As your devoted Agent and Property Manager, Adams Estates are helping landlords understand the new rules, assess their options and continue managing their properties effectively in a changing rental landscape.

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.

Adams Estates

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