The private rented sector in Exeter has changed significantly. The first phase of the Renters’ Rights Act reforms took effect on 1 May 2026, introducing major changes to private assured tenancies in England.
This is not something landlords should put on the back burner. Local authorities also have strengthened investigatory and enforcement powers, while maximum civil penalties have increased for specified housing offences.
The response to an individual breach depends on the particular offence and applicable enforcement process.
Whether you own a single rental home in Heavitree or a portfolio of HMOs near St James, understanding which rules apply to each property is now an important part of managing your portfolio.
Here’s what has changed and what Exeter landlords should consider.
The key changes every Exeter landlord needs to know
Section 21 is gone
Section 21 no-fault eviction has been abolished for relevant private-sector assured tenancies.
Landlords can no longer use a Section 21 notice simply to regain possession without establishing an applicable statutory ground.
Repossession is still possible, but landlords generally need to use the reformed Section 8 framework and establish an appropriate ground.
These include grounds relating to circumstances such as rent arrears, anti-social behaviour and a genuine intention by the landlord to sell or occupy the property.
Some grounds are mandatory when established, while others allow the court discretion.
Notice periods, conditions and evidence also vary depending on the ground being used.
If you’ve relied on Section 21 in the past, tenancy management and record-keeping now require a different approach.
Most private assured tenancies are now periodic
New relevant private assured tenancies are periodic from the start, while most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.
Traditional six-month and 12-month fixed-term assured shorthold tenancies therefore no longer operate in the same way under the new framework.
A landlord generally cannot require a tenant to provide more than two months’ notice to leave.
For some existing tenancies, however, the agreement may allow the tenant to provide a shorter notice period.
For landlords, that makes communication, property management and planning for potential tenant turnover increasingly important.
Rent increases: one per year with proper notice
For assured periodic tenancies, rent can generally be increased only once a year through the revised Section 13 process.
The landlord must normally provide at least two months’ notice using the prescribed Form 4A.
The proposed figure should reflect the open-market rent rather than an arbitrary percentage or the landlord’s costs alone.
Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it exceeds the open-market rent.
That makes property-specific comparable evidence particularly important.
Keep a record of similar properties, their location, size, condition, furnishing and other features used to support the proposed rent.
Pet requests: respond through the proper process
Tenants now have a statutory right to request permission to keep a pet. A landlord cannot unreasonably refuse.
The landlord normally has an initial 28 days to consider a written request.
If the landlord reasonably requires further information about the pet, the statutory process can extend the final response period.
A refusal should be based on valid reasons relating to the individual request, property or relevant restrictions rather than a blanket no-pets policy.
Keep the request, any additional information and the written response with the tenancy records.
Prepare for the Private Rented Sector Database
The government is beginning a regional rollout of the Private Rented Sector Database from late 2026.
Registration will become mandatory as the relevant regulations and rollout apply.
That does not mean every Exeter landlord should be described as already legally required to register in September 2026.
Landlords should instead prepare accurate ownership, property and safety information and monitor GOV.UK for the applicable rollout date and requirements.
HMO licensing, planning controls and other local requirements should continue to be checked separately for the exact property.
Prepare for the Private Rented Sector Landlord Ombudsman
The Private Rented Sector Landlord Ombudsman is also part of the later implementation programme.
The government roadmap expects mandatory landlord membership in 2028, after development and rollout of the service.
It is therefore not yet a universal September 2026 membership requirement.
Preparation is still worthwhile. Landlords should maintain a clear complaints process, keep good records and understand how tenant concerns are currently handled.
Monitor official guidance for the eventual launch date, fees and membership requirements.
What this means across Exeter
Different parts of Exeter contain different types of rental property and tenant markets.
The national legal framework remains the same, but local planning, licensing and property-management considerations can vary.
St James, Pennsylvania and the EX4 area
EX4 includes areas such as St James and Pennsylvania and contains a mixture of student, professional and other rental accommodation.
Landlords operating HMOs should check the exact property against current Exeter City Council licensing and planning requirements.
Do not assume that a requirement applies across an entire postcode. Licensing and planning controls should always be checked using the property’s precise address.
Heavitree, Wonford and the hospital area
Heavitree and Wonford provide access to major employment, transport and local services, including the Royal Devon and Exeter Hospital.
A large employer can be relevant when assessing a property’s location, but it should not be treated as proof of a particular tenant profile, tenancy duration or level of rental demand.
Landlords should use current comparable properties and actual local enquiries when assessing achievable rent.
St Leonards, Countess Wear and Topsham
These areas contain a variety of property types and rental markets.
Rather than assuming tenants remain longer or that a particular property type performs better, landlords should assess the individual property.
Consider its location, size, condition, energy performance, furnishing and competing rental supply.
Review existing tenancies
Most existing private-sector assured tenancies moved into the assured periodic system on 1 May 2026.
Landlords with an existing written agreement did not need to replace it solely because of the reforms.
However, landlords were required to provide the prescribed Renters’ Rights Act Information Sheet to relevant existing tenants by the applicable deadline.
Where an earlier tenancy had been agreed verbally, additional written information requirements applied.
Review each live tenancy and record when the required information was supplied.
Do not simply ask an existing tenant to sign a new fixed-term agreement that does not reflect the current statutory framework.
Keep a property file
Day-to-day compliance depends heavily on good records. For each property, keep appropriate documentation covering:
- Tenancy terms.
- Government information supplied to the tenant.
- Deposit protection.
- Gas safety where applicable.
- Electrical safety.
- EPC documentation.
- Inspection notes.
- Repairs and maintenance.
- Rent history.
- Tenant requests.
- Notices.
- Important correspondence.
A simple chronology alongside the underlying documents can make it easier to understand what happened and when.
Rent reviews that stand up to scrutiny
When reviewing rent, start with genuinely comparable evidence.
A postcode-wide average or portal estimate can provide context, but it does not establish the market rent for an individual home.
Compare similar properties by:
- Number of bedrooms.
- Property type.
- Precise location.
- Condition.
- Furnishing.
- Parking.
- Outside space.
- Energy performance.
Keep a record of the evidence used. That creates a clearer audit trail if the proposed increase is questioned or challenged.
Possession decisions need evidence
Section 21 is no longer available for relevant private-sector assured tenancies.
If possession is required, identify an applicable Section 8 ground and check its exact requirements.
For rent arrears, keep a clear rent schedule showing the amount due, payment dates, amounts received and running balance.
For anti-social behaviour or tenancy breaches, keep contemporaneous records of reports and actions taken.
For a proposed sale or landlord occupation, check the relevant ground, notice requirements and restrictions before making commitments.
Old notice templates should not be reused without checking that they remain legally appropriate.
Advertising and applicant handling
Since 1 May 2026, landlords and agents must also comply with new rules affecting the letting process.
Rental bidding is banned. Landlords and agents must not unlawfully discriminate against applicants because they have children or receive benefits.
Rent-in-advance restrictions also apply.
Between signing the tenancy agreement and the tenancy beginning, a landlord can generally require no more than one month’s rent where rent is payable monthly.
Affordability and referencing checks can still be carried out, but they should be applied consistently.
Repairs, inspections and communication
The Renters’ Rights Act does not replace existing repair and safety responsibilities.
Tenants should have a clear way to report problems. Keep records showing:
- When a problem was reported.
- Its nature and urgency.
- When a contractor was instructed.
- When access occurred.
- What work was completed.
- Any further action required.
Inspection records should distinguish between ordinary wear, repair issues and actual tenant damage.
When access is required, provide the appropriate notice and arrange a practical time unless there is a genuine emergency.
A practical compliance checklist for Exeter landlords
Start by reviewing each property individually.
- Confirm the tenancy status.
- Check what statutory information has already been supplied.
- Review deposit and safety documentation.
- Use the revised Section 13 process for rent increases.
- Respond properly to written pet requests.
- Familiarise yourself with the current Section 8 possession grounds.
- Remove rental bidding and unlawful discriminatory wording from applicant processes.
- Review rent-in-advance procedures.
- Check HMO licensing and planning requirements for the exact address.
- Prepare records for the staged PRS Database rollout.
- Monitor the future Landlord Ombudsman implementation.
- Keep clear, dated records of tenant communications and notices.
For landlords managing several properties across Exeter, a central compliance register can help track deadlines and outstanding actions.
A quarterly compliance review
A short regular review can be more manageable than waiting until several deadlines arrive together. Check:
- Rent-review dates.
- Deposit records.
- Safety certificate expiry dates.
- Outstanding repairs.
- Inspection actions.
- Tenant requests.
- Current tenancy information.
- Required notices and forms.
For a portfolio across Heavitree, St James, Polsloe and wider Exeter, give each outstanding action an owner and deadline.
The central register should support, rather than replace, the underlying property records.
Keep the local picture in perspective
Local rental conditions can influence achievable rent and marketing strategy, but they do not change the national legal framework.
Claims about tenant demand, yields, letting speed or tenancy length should be supported by current, comparable evidence.
A professional valuation should consider the individual home’s location, size, condition, energy performance, furnishing and competing supply.
Any valuation remains an informed assessment at a point in time rather than a guaranteed rent or investment return.
Don’t leave compliance to chance
The Renters’ Rights Act has significantly changed private renting in Exeter.
For landlords, the practical response is to understand the rules that already apply, maintain accurate records and prepare sensibly for the later phases that have not yet become universally mandatory.
Hunters Exeter works with landlords across the city, from single-property owners to larger portfolio landlords.
A fully managed service can assist with day-to-day property management and administration, although landlords should understand which legal responsibilities continue to apply to them.
Take the next step
If you have not reviewed your Exeter rental since the May 2026 reforms took effect, now is a sensible time to check your tenancy documentation, compliance records and current rental position.
Get in touch to discuss your property or management requirements.
Or book a free landlord valuation for a current property-specific rental assessment.
Here to get you there.
