The Renters’ Rights Act officially came into force on 1 May 2026, and it’s the biggest shake-up to the private rented sector in a generation. If you’re a landlord in Exeter – whether you own one property in Heavitree or a portfolio across St Thomas, Wonford and Pinhoe – the rules have changed, and you need to act now. This October, review current comparable evidence and your property’s condition, including heating and maintenance needs before winter.
This isn’t a cause for panic. But it is a moment for clarity. Here’s exactly what’s changed, what it means for you, and what to do next.
What the Renters’ Rights Act actually changes
The Act introduces a series of sweeping reforms that affect every landlord letting property in England. Here’s a plain-English breakdown of the key changes.
Section 21 ‘no-fault’ evictions are gone.
This is the headline change. You can no longer serve a Section 21 notice to end a tenancy without giving a specific legal reason. All evictions must now go through Section 8, using one of the updated statutory grounds – such as rent arrears, antisocial behaviour, or a genuine intention to sell or move back into the property.
If you’ve been relying on Section 21 as a backup option, that option no longer exists.
Private assured tenancies are now periodic from day one.
Fixed-term tenancies are abolished. Every new tenancy – and all existing ones – is now a rolling periodic tenancy from the outset. Tenants can give two months’ notice to leave at any time. Landlords must use the updated Section 8 grounds to regain possession.
This applies to all properties, including those in high-demand rental areas like St Davids, St Leonards and Pennsylvania.
Rent increases are capped at once per year.
You can only raise the rent once every 12 months, and you must give tenants at least two months’ written notice via a formal Section 13 notice. Tenants can challenge any increase they consider above market rate through the First-tier Tribunal.
For an October 2026 review, ONS August figures show Exeter average private rents of £1,318 a month, up 0.5% over the year. These city-wide averages provide context; use current comparable lets for the individual property, rather than an unsupported rental-stock percentage.
Prepare for future PRS Database registration.
The PRS Database is planned for phased introduction from late 2026. It is not an already-live National Landlord Portal requiring every landlord to register this October. Prepare records and follow the official rollout and applicable deadlines.
If you manage properties across multiple Exeter postcodes – from Exwick to Countess Wear, or Digby to Monkerton – each property must be listed. Failure to register can result in a civil penalty.
Prepare for future PRS Landlord Ombudsman membership.
A future PRS Landlord Ombudsman will provide a complaints route, with mandatory landlord membership expected in 2028. This is separate from existing letting-agent redress obligations.
The clauses you might still be using – but shouldn’t be
Many landlords in Exeter – particularly those with smaller portfolios – may not realise that certain standard clauses are now unlawful. The Act bans:
- ‘No DSS’ or ‘No housing benefit’ restrictions
- ‘No pets’ blanket bans (you can still set reasonable conditions)
- ‘No children’ clauses
Review tenancy agreements and marketing against the current discrimination and pet-request rules. Penalties depend on the offence: some breaches attract penalties up to £7,000, while serious or repeated offences can attract up to £40,000. No verified council source supplied here identifies these neighbourhoods as special enforcement targets.
It’s worth reviewing every document you use – from your Rightmove listing to your tenancy agreement template – against the new requirements.
What landlords in Exeter need to do right now
Here’s a practical checklist to help you stay compliant:
- Prepare landlord and property details for the PRS Database’s phased rollout
- Prepare a complaints process and monitor the future Ombudsman membership requirement
- Review and update all tenancy agreements to remove unlawful clauses
- Check your rent review process – one increase per year, two months’ notice, and a Section 13 notice required
- Familiarise yourself with the updated Section 8 grounds for possession
- Audit your marketing materials for any discriminatory restrictions
- If you self-manage, understand how the Ombudsman complaints process works
If you use Hunters Exeter to manage your lettings, your team will already be working through these steps with you. But if you’re self-managing or using a less proactive agent, now is the time to get on top of this.
Why some Exeter landlords are exiting – and why others are staying
Some landlords may be reconsidering their portfolios, but an unsupported share of Devon for-sale stock is not evidence of Exeter’s October 2026 rental conditions.
Use current Exeter rent comparisons and local marketing evidence to assess a property in Topsham, St James, Quayside or Broadfields. City-wide figures do not guarantee its performance.
Landlords who understand the new rules and manage compliantly are well-placed to hold their position. The uncertainty is greatest for those who aren’t sure what the Act requires – and that’s exactly the problem that good advice can solve.
How Hunters Exeter can help
The Hunters Exeter lettings team has been preparing for the Renters’ Rights Act for months. Whether you own one flat in Whipton or a portfolio spanning Stoke Hill, Polsloe and Newcourt, the team can help you understand your obligations, review your documents and make sure you’re fully compliant.
Hunters Exeter offers a free portfolio review for landlords who want to check their position under the new legislation. It’s a practical conversation – no pressure, no jargon – just clear guidance on where you stand and what to do next.
Stay compliant, stay protected
The first phase of the Renters’ Rights Act is in force. Exeter landlords should audit current tenancy, rent-review and safety obligations this October while preparing for the later reforms.
The good news is that compliance is entirely achievable with the right support. You don’t need to exit the market – you need the right partner.
Book a free valuation with the Hunters Exeter lettings team today to understand your property’s October 2026 rental potential. Or get in touch to discuss tenancy compliance and management – Hunters Exeter is here to get you there.
