Rent, ending the tenancy and check-out

Under the rules applying to assured periodic tenancies from 1 May 2026, rent can normally be increased only once a year and not during the first year of a new tenancy. The statutory section 13 process must be followed each time.

For an assured periodic tenancy, use the prescribed rent-increase procedure and give the required notice. Current guidance requires at least two months' notice using the prescribed form. The proposed rent should reflect the open-market rent for a comparable letting.

Yes. If the tenant believes the proposed rent exceeds the open-market rent, they can ask the First-tier Tribunal to determine it. This is another reason to support any proposed increase with good comparable current evidence.

Potentially, but you cannot simply end an assured tenancy without a lawful ground. The 2026 regime includes possession grounds for circumstances such as a genuine intention to sell, subject to the statutory conditions and notice requirements. Take advice before serving notice.

There are possession grounds that can apply where a landlord genuinely intends to occupy the property, or in specified circumstances house qualifying family members. Conditions and notice periods apply, so the reason must be genuine and the correct procedure followed.

No. Section 21 'no-fault' eviction was abolished for the private rented sector in England from 1 May 2026. A landlord seeking possession must rely on an applicable statutory ground and follow the correct notice and court process.

It is the route used by a landlord seeking possession on one or more statutory grounds, for example certain rent arrears, antisocial behaviour or specified circumstances where the landlord needs the property back. The ground determines the evidence and notice requirements.

Do not change the locks or attempt to remove the tenant yourself. If the tenancy has not ended lawfully and the tenant remains, you will generally need to follow the court possession process and, where necessary, enforcement procedures.

Under the assured periodic tenancy regime introduced in May 2026, tenants can generally end their tenancy by giving at least two months' notice. Check the current statutory rules and the tenancy rent period when calculating the effective date.

Arrange check-out, record meter readings and keys, compare the property's condition with the original inventory and identify any legitimate issues. Deal with the deposit promptly and fairly, allowing for fair wear and tear and the age and condition of items.

You cannot impose a blanket requirement that forces a tenant to buy a professional cleaning service. You can require the property to be returned to the same standard of cleanliness as at the start, allowing for fair wear and tear, and claim reasonable loss where it is not.

Potential deductions can include unpaid rent, tenant-caused damage, missing items or reasonable cleaning costs where the property is returned below the recorded starting standard. Deductions must reflect actual loss; the deposit is not a route to replacing old items with new ones at the tenant's expense. Ashtons will be able to deal with all of this on your behalf if we are managing the property.

If landlord and tenant cannot agree, the tenancy deposit scheme's alternative dispute resolution service can normally consider the evidence and decide how the disputed amount should be allocated. A thorough inventory, check-out report, invoices and correspondence are particularly important.

The deposit does not cap the tenant's potential liability. If a genuine recoverable loss exceeds it, you can seek the balance from the tenant and, if necessary, consider a civil claim. Whether that is worthwhile depends on the amount, evidence and likelihood of recovery.

Inspect it carefully, complete repairs and safety renewals, refresh presentation where needed and review the rent against the current market. Check that all legal requirements remain satisfied rather than assuming documents from the previous tenancy are still sufficient.