Over the years, I’ve spoken to plenty of landlords who are thinking about buying their next investment property. It’s exciting. Seeing your portfolio grow is a great feeling.
But here’s the thing. Buying another rental isn’t just about finding a property with decent rental demand anymore.
The rules have changed. A lot.
As professional estate agents in Corsham, we work with landlords across Wiltshire, Gloucestershire and the wider Southwest every day. We’ve seen first-hand how the rental market has shifted since the Renters’ Rights Act 2025 came into force on 1 May 2026.
If you’re planning to expand your portfolio, it’s worth taking a step back before making your next purchase. A little planning now can save a lot of time, money and stress later.
Section 21 Has Gone. That Changes Everything.
One of the biggest adjustments for landlords has been the removal of Section 21.
Assured tenancies are now periodic from the outset, so the old fixed-term approach is no longer available. For tenants, that brings more flexibility. For landlords, it means having a much clearer plan for managing tenancies throughout their lifetime.
If you need possession of your property, you’ll now need a valid legal ground under Section 8 of the Housing Act 1988 (as amended).
That makes the basics even more valuable than they were before.
Good tenant referencing. Clear tenancy records. Prompt communication. Keeping on top of inspections and paperwork.
They’re not just good habits anymore. They can make all the difference if a possession case ever reaches court.
Know Which Section 8 Grounds Apply
I often encourage landlords to familiarise themselves with the updated possession grounds before they buy another property.
Some are mandatory, while others are left to the court’s discretion. Either way, you’ll need evidence to support your case.
A few that regularly come up include:
- Ground 8 (Serious Rent Arrears) – This remains mandatory if the tenant owes at least three months’ rent for monthly tenancies when notice is served and again at the court hearing. Because the threshold is higher than it used to be, keeping on top of arrears early has become even more worthwhile.
- Ground 1 (Landlord or Family Occupation) and Ground 1A (Sale) – These mandatory grounds allow you to recover possession if you intend to move into the property yourself or sell it. They can’t normally be used during the first 12 months of a tenancy and usually require four months’ notice.
- Ground 7A (Serious Anti-social Behaviour or Criminal Conviction) – In more serious situations, this allows landlords to act much more quickly, with no minimum notice period in some cases.
You’ll also find discretionary grounds covering tenancy breaches, nuisance, and persistent rent issues. These can still be effective, but success depends heavily on having detailed records and supporting evidence.
If you’re investing in student accommodation or buying with the possibility of selling in a few years, it’s worth understanding how these rules fit into your longer-term plans.
Rent Reviews Need More Planning
Rent increases have become more structured too.
Since 1 May 2026, rent review clauses in older tenancy agreements generally no longer work in the way many landlords expect. Instead, rent increases usually have to follow the Section 13 process.
That means:
- one increase per year
- at least two months’ written notice using Form 4A
- the proposed rent should reflect the open market
Tenants also have the option of challenging an increase through the First-tier Tribunal if they believe it’s above market value.
From what we’ve seen, this encourages landlords to think further ahead. Rather than relying on frequent rent reviews, it makes sense to build realistic rental growth into your long-term financial forecasts.
Don’t Forget the Costs That Come After the Purchase
The purchase price is only one part of the equation.
When landlords ask me whether they’re ready to expand, we usually spend just as much time talking about ongoing costs as we do about the property itself.
Tax is one area that deserves careful thought. Stamp Duty Land Tax (SDLT) surcharges on additional properties, Section 24 mortgage interest restrictions for individual landlords and Capital Gains Tax can all affect your returns. Some investors choose to buy through a limited company, although that isn’t the right solution for everyone, so professional tax advice is well worth seeking.
Energy efficiency should also be on your checklist.
Rental properties currently need a minimum EPC rating of E, with proposals moving towards EPC C by 2030 for many homes. If upgrades are needed, things like insulation, heating improvements or renewable technologies can become a sizeable investment.
That’s one reason local knowledge matters so much. In areas such as Corsham and Tetbury, we help landlords identify properties that already perform well on energy efficiency or have realistic upgrade potential without stretching the budget.
A Few Habits That Make Expansion Easier
Growing a portfolio isn’t just about buying more properties. It’s about building systems that make those properties easier to manage.
The landlords who tend to have the smoothest experience usually:
- carry out proper due diligence before buying
- understand local rental demand and achievable yields
- use thorough tenant referencing
- stay on top of inspections and maintenance
- keep funds aside for repairs, void periods and unexpected legal costs
- work with experienced letting professionals who can help keep everything compliant
It isn’t the most exciting part of property investment.
But it often makes the biggest difference.
Growing Your Portfolio Is Still a Great Opportunity
There are still excellent opportunities for landlords across the Southwest, and areas such as Corsham continue to attract strong tenant demand.
The difference today is that successful portfolio growth isn’t just about finding the right property. It’s about understanding the legal framework, planning ahead and managing your investments professionally from day one.
From what we’ve seen, landlords who take that approach put themselves in a much stronger position to protect their investment and enjoy steady, long-term returns. read more
