Are you ready for the biggest changes to renting in a generation?

What every landlord needs to know about the Renters' Rights Bill, mortgage rates, and protecting their investment in 2026

Mortgage Tree | February 2026

If you own a rental property — whether it's one flat or a portfolio of ten — 2026 is shaping up to be one of the most significant years for landlords in recent memory. New laws are coming into force, mortgage rates are shifting, and the rental market itself is changing. Here's what you need to know, and how Mortgage Tree can help you stay ahead.

The Renters' Rights Bill — what does it mean for you?

The Renters' Rights Bill is the biggest shake-up to the private rental sector in decades, and it's coming soon. Here are the key changes every landlord needs to be aware of:

No more 'no-fault' evictions. From May 2026, landlords will no longer be able to remove tenants without a specific legal reason. This means you'll need to have clear grounds — such as rent arrears or wanting to sell — if you need to end a tenancy.

Section 21 ends. After July 2026, Section 21 'no-fault' possession notices will no longer be available through the courts. If you currently rely on this route, you'll need to adjust your approach to tenancy management.

A new tenancy regime. Fixed-term tenancies will be replaced with rolling periodic tenancies, giving tenants more security — and meaning landlords will need to think differently about how they manage their properties.

These changes don't have to be a cause for alarm. Many landlords who plan ahead and manage their properties professionally will continue to thrive. But it's important to understand what's changing — and to make sure your mortgage arrangements still make financial sense once the new rules are in place.

Is now a good time to be a landlord?

Despite the changes, the fundamentals of the buy-to-let market remain attractive in many parts of the UK. Rental demand continues to outstrip supply in most areas, meaning rental incomes have held up strongly — and in many cases, continued to grow.

Industry forecasters are predicting strong growth in buy-to-let lending over the next two years, driven by improving mortgage affordability and a large number of landlords coming to the end of their fixed-rate deals. For landlords who are prepared, this is an opportunity — not just a challenge.

Some landlords are choosing to exit the market, particularly those with smaller or less professionally managed portfolios. For others, this creates opportunities to acquire properties and strengthen their position. Whether you're looking to grow, consolidate or simply protect what you have, good mortgage advice is essential.

What's happening with mortgage rates?

The good news is that the direction of travel on mortgage rates has become more positive. Following the Bank of England's decision to lower its base rate to 3.75% in December 2025, buy-to-let mortgage rates have been improving — and lenders are launching more competitive products as a result.

In practice, this means:

Lower monthly costs. As rates improve, many landlords will find their mortgage payments become more manageable, strengthening the financial case for their investment.

More product options. Lenders are introducing zero-fee and fee-assisted products, giving landlords more choice and flexibility when remortgaging.

Better refinancing opportunities. If your current mortgage deal is coming to an end, now could be a good time to explore your options — before rates potentially move again.

Could you be doing more with your mortgage?

Many landlords don't realise how much flexibility is available to them when it comes to remortgaging. A straightforward rate switch is just one option — there's often much more that can be done:

Raise additional capital. Need funds to improve a property, pay a tax bill or purchase another investment? It may be possible to release equity from your existing portfolio when you remortgage.

Reduce your loan. If you've built up savings or received a windfall, you may be able to reduce your outstanding mortgage balance at the point of refinancing, lowering your future monthly costs.

Extend your term. Spreading repayments over a longer period can reduce monthly payments, freeing up cashflow.

Change your ownership structure. If you're considering moving properties into a limited company for tax efficiency, specialist lenders can accommodate this as part of a remortgage.

This is exactly the kind of planning that Mortgage Tree can help you with. We take the time to understand your situation and make sure any new mortgage deal works as hard as possible for you.

What should you do right now?

With so much changing in the rental market, the worst thing you can do is wait and see. Here are three things every landlord should be doing today:

1. Review your tenancy arrangements before May 2026. Understand how the Renters' Rights Bill will affect your properties and whether you need to make any changes to how you manage them.

2. Check your mortgage deal. If your fixed rate is ending in the next 6 to 12 months, start exploring your options now. Rates are improving, and acting early means you're not left scrambling at the last minute.

3. Talk to Mortgage Tree. Whether you have one property or ten, we can help you make sure your mortgages are in the best possible shape for what lies ahead. There's no obligation — just clear, straightforward advice.

Ready to talk? Get in touch with the Mortgage Tree team today and let us help you protect and grow your property investment with confidence.