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Is the Renters’ Rights Act really the "landlord killer" everyone feared, or is it the best time to grow your portfolio? We’re breaking down what the May 2026 changes actually mean for investors in Oldham and beyond. Discover why the professionalization of the market might be your biggest opportunity yet.
If you’ve been following the news over the last year, you’ve probably heard some scary things about the Renters’ Rights Act. With the May 2026 deadline for existing tenancies looming, many landlords are asking if it’s time to sell up and walk away.
At Hunter Capital, we’ve seen this cycle before. Every time the government introduces new regulations, there’s a wave of panic. But here’s the truth: what looks like a hurdle for "hobbyist" landlords is often a massive opportunity for professional investors.
Is the Renters’ Rights Act bad for landlords? It depends on who you ask. If you’re looking for a "set and forget" investment with zero maintenance, you might struggle. But if you’re looking to build a high-quality, sustainable property business, May 2026 could be your most profitable month yet.
What Exactly Changes in May 2026?
Before we look at the opportunities, let’s be clear about what the Act actually does. The Renters’ Rights Act represents the biggest shift in the private rented sector in a generation. Here are the core changes you need to know:
- The End of Section 21: You can no longer evict a tenant without a specific, legal reason. This means "no-fault" evictions are gone.
- Rolling Tenancies: Fixed-term tenancies are a thing of the past. All tenancies move to a monthly periodic (rolling) model from day one.
- The Decent Homes Standard: For the first time, private rentals must meet the same quality standards as social housing.
- The Right to Pets: You can’t unreasonably refuse a tenant’s request to keep a pet (though you can require insurance).
- Rent Increase Limits: Rent can only be increased once a year, and it must follow a specific legal process (Section 13).
Why Some Landlords are Panic Selling
It’s no secret that some landlords are heading for the exit. The abolition of Section 21 and the shift to rolling tenancies makes some investors nervous about "problem tenants." Additionally, the cost of bringing older properties up to the Decent Homes Standard is a significant capital expense.
In areas like Oldham, where we have a lot of older terrace housing, these upgrades can be costly. Some landlords would rather sell their properties now than deal with the paperwork and the maintenance.
But here is the silver lining: When amateur landlords sell, they often sell at a discount. They want a quick exit, and they aren't looking for top-of-market prices. This creates a "buyer’s market" for those who know how to navigate the new rules.
The Professional Investor’s Perspective: Why 2026 is an Opportunity
If you’re serious about property, the Renters’ Rights Act isn't a threat, it’s a filter. It filters out the low-quality competition. Here’s why professional landlords are actually excited about May 2026:
1. Higher Quality Stock = Better Tenants
By adhering to the Decent Homes Standard, you are providing a better product. Better houses attract better tenants who stay longer and take better care of the property. Long-term tenancies are the secret to high yields because they eliminate the "void periods" that eat into your profits.
2. The Shift to Multi-Lets and HMOs
Many investors are moving away from standard single-family lets and looking at more complex, higher-yield products. We’ve seen a huge spike in interest regarding HMO vs. standard buy-to-let. If you’re going to deal with higher compliance, you might as well do it for a property that generates 3x the rental income.
3. Less Competition
With "accidental landlords" leaving the market, the demand for rental property is higher than ever, but the supply is shrinking. This puts professional landlords in a very strong position. If you can provide a compliant, high-quality home, you will have your pick of tenants.
Managing the Risks in May 2026
We aren't saying the Act is without its challenges. You need to be prepared. If you’re buying property in May 2026, your "due diligence" list needs to look a bit different:
- Check the Arrears History: Because the eviction threshold has increased to three months of arrears, you need to be stricter with tenant referencing.
- Budget for Maintenance: If you’re buying a property that doesn’t meet the Decent Homes Standard, you need to factor that cost into your buy-to-let mortgage calculations.
- Review Your Insurance: With the new pet rules, ensure your landlord insurance covers accidental damage from animals.
How Hunter Capital Helps You Navigate the New Market
At Hunter Capital, we don't just find you a mortgage; we help you build a strategy. The market in 2026 requires a more sophisticated approach to financing.
Whether you are looking at refinancing your existing portfolio to fund energy-efficiency upgrades or you’re looking for bridging finance to snap up an older property and renovate it to the new standards, we have the lender relationships to make it happen.
We understand the local Oldham market and the wider UK landscape. We know which lenders are comfortable with the new periodic tenancy agreements and which ones offer the best rates for HMO mortgages under the new regulations.
Is it a Bad Time to Buy?
Actually, it might be one of the best times. While the media focuses on the "death of the landlord," the numbers tell a different story. Rents are rising, and the demand for high-quality, compliant housing has never been higher.
The Renters’ Rights Act is simply professionalising the industry. If you operate your property portfolio like a business, these rules are just part of the framework. If you’re looking to buy in May 2026, focus on:
- Properties that already meet (or can easily meet) the Decent Homes Standard.
- High-demand areas like Oldham where rental yields remain strong.
- Getting your financing in place early with a broker who understands the Act.
FAQ: The Renters’ Rights Act & May 2026
Can I still evict a tenant if they don’t pay rent?
Yes. While Section 21 is gone, Section 8 remains. The threshold for mandatory possession due to arrears has increased to three months, but the legal pathway to remove non-paying tenants still exists.
Do I have to let my tenants have a dog?
The Act says you cannot "unreasonably" refuse. However, you can insist that the tenant has insurance to cover any potential damage. This protects your asset while complying with the law.
Will my current mortgage be affected?
Most lenders have already adjusted their criteria to account for the Act. However, if you are moving from a fixed-term to a periodic tenancy, it’s worth checking with your broker to ensure your current product remains the best fit for your strategy.
What happens if I don't comply by May 31st?
Local authorities can impose significant fines: up to £7,000 for minor breaches and up to £40,000 for serious offences. It is vital to provide the required information sheets and written statements to your tenants before the deadline.
The Bottom Line
The Renters' Rights Act isn't the end of Buy-to-Let; it's the beginning of a more professional era. For landlords who provide good homes and run their portfolios efficiently, the rewards are still there.
Don't let the headlines scare you out of a profitable investment. The key is to stay compliant, stay informed, and have the right financial partners in your corner.
Ready to grow your portfolio despite the changes?
Whether you're looking for commercial mortgages, development finance, or a simple buy-to-let refresh, we can help.
Book a free consultation with Naz Islam and the team at Hunter Capital today. We’ll help you find the right products to keep your property business thriving in 2026 and beyond.