Spring 2026 Property Market: 5 Things Every Landlord Should Check This Week

Five things worth reviewing before the clocks go forward

Spring is historically when the UK property market wakes up. More sellers list, buyers get active, and deals that sat dormant through winter start moving. For buy-to-let landlords and property investors, it's also the ideal moment to pause, review, and make sure everything is in order before the busier months ahead.

Here are five things worth checking this week.

1. Your mortgage deal expiry date

If your fixed rate is ending in the next six months, now is the time to start looking. Mortgage rates have been slowly easing since the peaks of 2023-24, but they remain elevated compared to the pre-2022 era. Remortgaging at the wrong time or onto a standard variable rate can quickly turn a profitable property into a cash-draining one.

Use RealYield's BTL mortgage stress test calculator to see how your property performs at your current rate, your likely renewal rate, and what happens if rates rise by another 2%. If the numbers only work on today's rate, you have a vulnerability worth addressing now.

What to do: Contact a broker 3-6 months before your deal ends. Rates can be locked in early with many lenders.

2. Your EPC position ahead of the 2028 deadline

The government's requirement for all new tenancies to have an EPC rating of C or above by 2028 is still on track. With two years to go, it sounds comfortable — but getting retrofit work done on multiple properties takes time, money, and planning.

If any of your properties are currently D, E, F or G rated, this is the week to pull their EPC certificates and get a rough cost estimate for improvement. Loft insulation, cavity wall insulation, and upgrading to an efficient boiler are the most common routes to hitting a C.

What to do: Pull your EPC certificates from the government register and book an assessor if you're unsure of your current rating.

3. Renters' Rights Act: where things stand

The Renters' Rights Act is progressing through Parliament and is widely expected to become law in mid-2026. The headline change is the abolition of Section 21 no-fault evictions — but there is more to it than that.

All tenancies will move to periodic tenancies from day one. Landlords will need to use specific grounds under Section 8 to regain possession. Rent increases will be limited to once per year and tied to a new process. The Decent Homes Standard will also be extended to the private rental sector.

Landlords who understand the new framework now will be far better positioned than those who scramble to catch up after royal assent.

What to do: Read our full Renters' Rights Act guide and review your current tenancy agreements with your letting agent.

4. Your void period exposure

Spring brings tenant movement. Students relocate, families move before the school year, and young professionals take advantage of improved job markets. This is good news for filling voids — but it also means your current tenants are more likely to give notice.

A void period of even four weeks can wipe out two months of profit on a lower-yield property. If your cashflow analysis assumes zero voids, it's worth stress testing with a realistic 4-6 week void per year built in.

What to do: Run your properties through RealYield's cashflow calculator with a void allowance included. If the numbers still work, great. If not, that's important information.

5. Whether your portfolio still makes sense

This one is harder, but arguably the most important. The buy-to-let landscape has changed significantly since 2022. Section 24 has been fully phased in, mortgage rates are higher, and regulatory pressure has increased. Properties that looked excellent in 2019 may now be borderline or loss-making.

If you haven't done a full review of your portfolio's net yield and cashflow in the last 12 months, spring is the time. Some properties may be worth selling while the market is active. Others might benefit from a rental review — market rents have risen significantly in most areas, and many landlords are sitting on below-market rents with long-term tenants.

What to do: List every property, its current rent, its costs, and its net cashflow. Compare against current market rents. Decide which to hold, which to optimise, and which to exit.

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The bottom line

Spring 2026 is a reasonable time to be a property investor, but it rewards the landlords who are on top of the details. Mortgage deals, EPC compliance, legislation changes, and cashflow resilience all need attention before the summer rush.

If you want to run the numbers on any of your properties, RealYield's calculators are free to use. No account required.