The Renters’ Rights Act has changed the way private tenancies operate in England. Since 1 May 2026, most private tenancies have become assured periodic tenancies, running on a rolling basis without a fixed end date.
Tenants can now end an assured periodic tenancy by providing two months’ written notice. For landlords, this means there may be less certainty around how long a tenant will remain in the property.
This makes tenant retention more important than ever. It is no longer something to consider only when a fixed-term agreement is coming to an end. It needs to be part of how the property and tenancy are managed throughout the year.
Tenants will still move for reasons outside anyone’s control. However, a well-managed property and a positive tenant experience can help remove the avoidable reasons that might otherwise encourage a good tenant to leave.
What the New Tenancy Structure Means for Landlords
In the past, the end of a fixed-term tenancy created a natural opportunity to discuss renewals and understand a tenant’s future plans.
Under the new system, tenancies continue on a rolling basis until the tenant gives notice, both parties agree to end the tenancy or the landlord follows the correct legal process using a valid ground for possession.
According to the current government guidance on the Renters’ Rights Act, tenants can end their tenancy by giving two months’ written notice, normally timed to a rent payment date.
For landlords, this means there is no longer a fixed renewal date providing early warning that a property may return to the market. Having the right property management support in Liverpool can therefore make a real difference.
The Commercial Value of Retaining a Good Tenant
A reliable tenant brings more than regular rental income. They provide stability and continuity.
Tenant changes are a normal part of owning a rental property, and not every void period can be avoided. However, frequent turnover can affect the property’s annual return.
When a tenant pays reliably, looks after the property and is happy in their home, retaining them can be commercially valuable. It can reduce the cost and work involved in repeatedly preparing and remarketing the property while providing the landlord with more consistent rental income.
Understanding Why a Tenant Is Considering Leaving
When a tenant gives notice or indicates that they may be thinking about moving, it is worth understanding why.
They may be relocating for work, graduating, buying a home or looking for a different type of property. In these cases, their decision may simply reflect a change in circumstances.
Sometimes, however, the reason may be something that can be addressed. It could relate to the condition of the property, a proposed rent increase, an ongoing concern or another aspect of the tenancy experience.
This is where Address Properties comes in.
For our managed landlords, we speak directly with the tenant to understand what is behind their decision and establish whether there is anything we or the landlord can reasonably do to help. An open conversation may uncover a straightforward issue that can be resolved, allowing a good tenancy to continue.
Not every tenant can or should be persuaded to stay. Our role is to understand the situation properly, explore any realistic solution and take that pressure away from the landlord.
If the tenant’s decision is final, we can then move quickly to prepare for the next tenancy and help reduce the risk of an unnecessary void period.
Why Tenants Choose to Stay
Rent will always be an important part of a tenant’s decision, but it is rarely the only factor.
Moving home takes time, money and effort. When tenants feel settled, comfortable and confident in the way their tenancy is being managed, they may be less likely to start looking elsewhere without a genuine reason.
A tenant’s decision to stay can be influenced by:
- A home that continues to meet their needs
- Confidence that genuine concerns will be taken seriously
- Sensible and clearly explained rent reviews
- A property that is looked after throughout the tenancy
- A straightforward relationship with their managing agent
- Clear and professional communication
Good management cannot guarantee that a tenant will remain in a property. It can, however, help ensure that poor service or a concern that could have been resolved is not the reason they leave.
Rent Reviews Need a Balanced Approach
Reviewing the rent remains an important part of managing a property and protecting its long-term financial performance.
Under the Renters’ Rights Act, landlords can generally increase the rent once a year using the Section 13 process. They must use the prescribed form, give at least two months’ notice and propose a figure that reflects the open market rent.
However, the highest possible monthly rent will not always produce the best overall return.
If a large increase results in a reliable tenant leaving, the additional rent achieved from a new tenancy could be offset by preparation costs and a period without rental income.
Before making a decision, landlords should consider:
- The property’s current rent
- Comparable properties in the area
- Local tenant demand
- The condition and features of the property
- The existing tenant’s history
- The landlord’s longer-term plans
Our team monitors the Liverpool rental market and can help our managed landlords consider an appropriate rental figure alongside the wider value of retaining a suitable tenant.
Tenant Retention is an Ongoing Process
Without a fixed renewal date, tenant retention cannot be left until the final few weeks of an agreement. It needs to be considered throughout the tenancy.
This does not require repeatedly asking tenants whether they plan to stay. It means maintaining a good standard of management, keeping communication open and recognising concerns before they begin to affect the tenancy.
At Address Properties, we take care of the day-to-day relationship on behalf of our managed landlords. We communicate with tenants, keep track of important tenancy matters and involve the landlord when their input or approval is required.
This provides tenants with a clear point of contact while allowing landlords to step back from the everyday pressure of managing questions, concerns and conversations themselves.
Acting Quickly When Notice Is Given
Even the best-managed tenancy will eventually come to an end. When a tenant’s decision is final, the focus needs to move quickly from retention to preparation.
Two months can pass quickly when the property’s rental value needs to be reviewed, marketing materials must be prepared and viewings need to be arranged alongside the tenant’s move-out.
For our managed landlords, we can:
- Confirm and record the tenant’s notice
- Understand the reason for leaving
- Explore whether a reasonable solution is available
- Review the property’s current rental position
- Plan marketing at the appropriate time
- Arrange photography, videos and online advertising
- Coordinate the transition between tenants
- Keep the landlord informed when decisions are needed
Our in-house marketing team helps present properties through professional photography, video content and online property advertising. By preparing early, we can begin generating interest and work towards reducing the gap between tenancies.
Taking the Stress Away from Landlords
The changes introduced by the Renters’ Rights Act give tenants greater flexibility, but landlords do not have to manage that uncertainty alone.
Our job is not simply to respond after a tenant has decided to leave. It is to manage the relationship throughout the tenancy, help keep good tenants happy and step in when something is not working as it should.
If a tenant is considering leaving, we take the time to understand why. If there is something that can reasonably be resolved, we discuss the available options with the landlord and tenant. If the situation cannot be changed, we focus on managing the departure properly and preparing for the next tenancy.
This takes the stress of difficult conversations, changing requirements and tight timescales away from the landlord while keeping them informed about the decisions that matter.
Supporting the Long-Term Performance of Your Property
Tenant retention is not about preventing people from moving or trying to keep every tenancy going at any cost. It is about recognising when a good tenancy is worth protecting and making sure avoidable issues do not bring it to an early end.
A suitable long-term tenant can provide more consistent rental income, reduce turnover costs and limit avoidable void periods. When a tenant does decide to leave, prompt planning can help protect the property’s performance during the transition.
Address Properties manages more than 500 student and residential properties across Liverpool. From tenant communication and rent collection to rental advice, property marketing and ongoing management, our team takes care of the details on behalf of our landlords.
If you currently manage your property yourself and would like more support under the new tenancy rules, explore our landlord and property management services or contact the Address Properties team to discuss how we could help.