The rules have changed. If you let property anywhere in Chesterfield – whether that’s a terraced house in Staveley, a flat above a shop in the town centre, or a portfolio spread across S40, S43 and S44 – the Renters’ Rights Act is no longer something on the horizon. Phase 1 came into force on 1 May 2026, and the consequences of getting it wrong are very real. This October, review current comparable evidence and your property’s condition, including heating and maintenance needs before winter.
Chesterfield Borough Council now has the power to issue fines of up to £40,000 for serious breaches and up to £7,000 for minor ones, backed by a published Civil Penalties Policy. This isn’t scaremongering – it’s the law, and it applies to every landlord in the area, whether you own one property or ten.
Here’s what’s changed, what’s coming next, and how to protect your investment.
What changed on 1 May 2026 – the Phase 1 essentials
Section 21 ‘no-fault’ evictions are abolished.
This is the headline change. You can no longer serve a Section 21 notice to end a tenancy without giving a reason. Every eviction must now be grounds-based, using Section 8 of the Housing Act 1988. The grounds themselves have been updated and expanded, but the process is more formal. If you’re still using old tenancy agreement templates or relying on Section 21 as a fallback, you need to act now.
Private assured tenancies are now rolling. Assured Periodic Tenancies
Fixed-term tenancies no longer exist in the private rented sector. Every private assured tenancy – including ones that were mid-term on 1 May 2026 – has automatically converted to a rolling assured periodic tenancy. Tenants can end the tenancy by giving two months’ notice at any point. Landlords must use the correct Section 8 grounds to regain possession.
Rent in advance is limited.
Landlords can no longer ask for more than one month’s rent in advance. This change affects how you assess and onboard new tenants, particularly if you’ve previously used larger upfront payments to manage risk. Referencing and affordability checks have become even more important as a result. regulated.
Rent increases are now regulated.
Rent increases for assured periodic tenancies must use the prescribed Section 13 Form 4A, with at least two months’ notice and generally no more than one increase in 12 months. Tenants can challenge an above-market increase at the First-tier Tribunal.
Why this matters so much in Chesterfield right now
Chesterfield’s rental market is genuinely strong. Tenant demand is consistently high, driven by healthcare workers near Chesterfield Royal Hospital in S44, logistics and manufacturing workers at Markham Vale and the growing Hartington Commerce Park in S43, and commuters across S40 and Dronfield who benefit from fast rail links into Sheffield and beyond.
Calculate gross yield from achievable annual rent and the individual property’s purchase price. An area-wide percentage needs dated, comparable evidence. From Hasland and Brampton to Holmewood and Clay Cross, landlords across the Chesterfield and wider Derbyshire catchment are sitting on a genuinely attractive income stream.
The point is simple: staying compliant protects that income. A £40,000 fine, a civil penalty on your record, or a reputational issue with tenants doesn’t just cost money in the short term – it can affect your ability to let and finance properties in the future.
What’s coming next – Phase 2 and Phase 3
Phase 2: the PRS Database and Landlord Ombudsman
The next phase will introduce a mandatory national Private Rented Sector (PRS) database. Every landlord will need to register – regardless of portfolio size. Whether you let a single flat in Newbold or manage multiple properties across Brimington, Whittington Moor and Eckington, registration will be compulsory.
Alongside this, a new landlord ombudsman scheme will give tenants a formal, free route to raise complaints. Landlords who aren’t members won’t be able to legally let out property. The timelines for Phase 2 haven’t yet been confirmed, but the groundwork is being laid now.
Phase 3: the Decent Homes Standard comes to the private rented sector.
For the first time, the Decent Homes Standard – previously only applicable to social housing – will extend to private rentals. Properties will need to meet minimum standards around heating, structural integrity, and safety. Landlords with older stock in areas like Staveley, Barrow Hill, Hollingwood and Carr Vale should start assessing their properties now, before inspections begin.
A practical compliance checklist for Chesterfield landlords
Here’s where to start:
- Review all tenancy agreements – any fixed-term language or Section 21 clauses need updating immediately
- Check your rent increase process – only one increase per year, via Section 13 notice
- Update your tenant onboarding – no more than one month’s rent in advance
- Familiarise yourself with the updated Section 8 grounds for possession
- Begin preparing for PRS Database registration ahead of Phase 2
- Assess your properties against the Decent Homes Standard ahead of Phase 3
- Check gas safety, electrical inspections, EPC and alarms; verify the earlier Information Sheet requirement and provide prescribed written terms for new assured tenancies
If you manage properties across multiple postcodes – say, S40, S41, S43 and S44 – the administrative load has grown considerably. A professional letting agent can take much of this off your plate.
How Hunters Chesterfield can help
Hunters Chesterfield supports landlords across Chesterfield and the surrounding Derbyshire market. Ask the team about its current services and recent client feedback; awards and review scores need a dated source before being quoted.
Hunters’ approach is hands-on and practical. The team can review your tenancy agreements, walk you through the updated possession process, and help you build a compliance framework that works whether you have one property or 20.
The Renters’ Rights Act has raised the bar for landlords everywhere. But for those who get it right, the Chesterfield rental market remains one of the most rewarding in the East Midlands.
Don’t wait for Phase 2 to start getting compliant
The time to act is now – not when the next phase lands. Speak to the team at Hunters Chesterfield today to make sure your tenancy agreements, processes and properties are fully compliant and ready for what’s coming next.
Book a free valuation for your rental property and get a clear picture of your current position in the Chesterfield market. Or get in touch with the Hunters Chesterfield branch directly to talk through your compliance questions – the team is ready to help, whatever the size of your portfolio.
Here to get you there.
