What January Means for Landlords: A Practical Guide to Starting 2026 with Confidence

January marks a pivotal moment in the lettings calendar. Whilst many landlords take a well-earned pause over the festive period, the new year presents a crucial window to review strategies, ensure compliance, and position your portfolio for success in 2026.

With the Rental Reform Act continuing its journey through Parliament and tenant demand traditionally peaking in the first quarter, now is the time to take stock and act decisively.

Across our regions – Reigate, Tunbridge Wells, Canterbury, Tenterden and Eastbourne – the Clarendons team is working closely with landlords to navigate the year ahead with clarity and confidence. Here's what you should be focusing on this January.

Start with the fundamentals: compliance and documentation

Regulatory compliance remains non-negotiable, and with reform on the horizon, maintaining meticulous records has never been more important. January offers the perfect opportunity to audit your documentation and address any gaps before they become problems.

Essential checks include:

• Current gas and electrical safety certificates (including the new five-yearly EICR)
• Up-to-date tenancy agreements reflecting current legislation
• Right-to-Rent documentation for all tenants
• Properly protected deposits with correct prescribed information
• Complete maintenance and repair records
• Energy Performance Certificates (minimum rating E required)
• Smoke and carbon monoxide alarm compliance

Missing or outdated paperwork can leave you exposed to fines, disputes, or complications when serving notice. Our property management teams can conduct full compliance reviews to ensure you're fully protected.

Assess your rental income against market realities

The rental market has seen considerable movement over the past year, and many landlords are discovering their properties may be undervalued compared to current letting rates.

Canterbury and Eastbourne continue to demonstrate robust rental growth, driven by limited supply and sustained tenant demand. Tunbridge Wells and Reigate remain particularly attractive to professional tenants seeking quality homes within commuting distance of London, whilst Tenterden's rural appeal continues to command premium rents for the right properties.

However, setting competitive rent isn't simply about maximising income—it's about striking the right balance between achieving market value and retaining excellent tenants. Our local teams conduct regular market appraisals and can provide detailed rental valuations specific to your property and location.

If you've maintained the same rent for several years, or if your property has recently benefited from improvements, January is an ideal time to reassess.

Prepare strategically for the Rental Reform Act

Whilst the exact implementation timeline for the Rental Reform Act continues to evolve, the direction of policy is unmistakable. Forward-thinking landlords are already taking steps to future-proof their lettings.

Key changes to prepare for:

• The abolition of Section 21 'no-fault' evictions – Once implemented, landlords will need to rely on specific grounds for possession. Understanding these grounds now will help you make informed decisions about tenancy management.
• Transition to periodic tenancies – The proposed shift away from fixed-term agreements will require different approaches to rent reviews and tenancy management.
• Strengthened property standards – Awaab's Law and the Decent Homes Standard will set higher expectations for property conditions and landlord responsiveness.
• Enhanced tenant rights – New requirements around pets, requests for improvements, and complaints procedures will change landlord obligations.

Rather than waiting for legislation to pass, successful landlords are already adjusting their practices, improving property standards, and building stronger landlord-tenant relationships. Our lettings experts can help you understand what these changes mean for your specific circumstances.

Understand the nuances of local demand

The lettings market isn't uniform across our region—each area has distinct characteristics, tenant demographics, and seasonal patterns.

Reigate and Tunbridge Wells continue to attract professional households and families seeking excellent transport links, outstanding schools, and quality of life. These markets typically see strong demand in January and February as tenants look to secure properties before the spring.

Canterbury benefits from dual demand streams: the student market (with early-year searches for September lettings already beginning) and a growing professional and family sector drawn to the cathedral city's heritage and connectivity.

Tenterden appeals to tenants seeking a quieter, rural lifestyle without sacrificing convenience, often resulting in longer tenancies and lower turnover—a landlord's ideal scenario.

Eastbourne attracts a diverse mix: coastal lifestyle seekers, London commuters taking advantage of fast rail links, and an established market of quality longer-term tenants.

Understanding where your property sits within these markets helps inform decisions about rent setting, property improvements, and marketing strategies.

Maintenance and improvements: invest wisely

January is an opportune moment to address maintenance issues and consider value-adding improvements. With fewer viewing appointments typically scheduled early in the month, there's often greater flexibility for contractors to access properties.

Consider whether your property would benefit from:

• Energy efficiency upgrades (increasingly important to tenants and future legislation)
• Cosmetic refreshment (neutral décor appeals to the widest tenant pool)
• Kitchen or bathroom updates if showing their age
• Garden maintenance and exterior improvements
• Technology updates such as smart thermostats or improved broadband capability

Well-maintained properties command higher rents, attract better quality tenants, and suffer less void time. Our team can advise on which improvements offer the strongest return on investment for your specific property type and location.

Review your letting agent relationship

If you're working with a letting agent, January provides a natural moment to assess whether the relationship is delivering the service and results you need. Are you receiving regular updates? Is maintenance handled promptly and cost-effectively? Do you understand your statements?

For landlords managing properties themselves, this is also the time to honestly evaluate whether self-management remains viable given increasing regulatory complexity and time demands. Many landlords are discovering that professional management not only reduces stress but can actually improve net returns through better tenant retention, quicker void periods, and optimised rent levels.

At Clarendons, our property management service is built around proactive communication, local expertise, and a genuine commitment to protecting your investment whilst providing tenants with an exceptional experience.

Make a clear, actionable plan for 2026

The most successful landlords don't simply react to events—they plan ahead with clear objectives.

Use January to define what you want to achieve this year:

• Are you looking to expand your portfolio?
• Would you benefit from switching from periodic to managed lettings (or vice versa)?
• Is it time to sell certain properties and reinvest elsewhere?
• Could improvements or reconfiguration increase rental yield?
• Do you need to restructure ownership for tax efficiency?

Whatever your goals, having a clear strategy helps you make better decisions throughout the year and positions you to capitalise on opportunities as they arise.

Get expert, local advice

The lettings landscape continues to evolve, and the landlords who thrive are those who seek expert guidance and adapt their approach accordingly.

Our teams across Reigate, Tunbridge Wells, Canterbury, Tenterden and Eastbourne have unparalleled knowledge of their local markets and the wider regulatory environment. Whether you're an experienced portfolio landlord or taking your first steps into buy-to-let, we're here to provide tailored advice that protects your interests and maximises your returns.

Get in touch with your local Clarendons office to discuss your plans for 2026, or visit clarendons.uk to find out more about our comprehensive lettings and property management services.