Author: Elaine Ford
Timeline – what happens and when
Change is being introduced in phases, giving landlords time to prepare — but the key dates matter.
Phase 1 – From 27 December 2025
Local authorities have enhanced inspection and enforcement powers.
In practical terms, compliance standards tighten and scrutiny increases. Ensuring documentation, safety certificates and property condition are fully up to date is essential.
Phase 2 – From 1 May 2026
This is the major structural shift for the private rented sector.
From this date:
- Section 21 notices are abolished
- Section 8 grounds are strengthened and expanded
- Fixed-term tenancies convert to periodic tenancies
- Notice periods change
- New statutory rent increase rules apply
- Rental bidding is banned
- Government-prescribed tenancy wording is introduced
- Rent in advance is restricted
- New non-discrimination provisions take effect
- Pet permission rules change
These reforms apply to both new and existing tenancies.
Phase 3 – Late 2026 (dates to be confirmed)
The Private Rented Sector Database will launch and the PRS Landlord Ombudsman scheme will be introduced.
Registration will become mandatory before a property can be marketed. Implementation will be staged, with exact dates still to be confirmed by government.
Phase 4 – 2035–2037
Longer-term reforms come into force:
- Awaab’s Law extends fully to the private rented sector
- The Decent Homes Standard becomes embedded within the PRS
These changes focus on property condition, safety standards and response times to serious hazards.
The key message is simple: this is not a last-minute change. The transition period is now.
We are already working with our landlords to review documentation, processes and pricing strategies so that when the enforcement dates arrive, everything is in place – calmly, compliantly and confidently.
Author: Elaine Ford
In a changing property market, it’s natural for landlords to reassess their portfolios. Recently, many property owners have been considering selling their rental properties, but for a large number of landlords, retaining rather than selling may offer far greater long-term value.
Here’s why holding onto your rental investment could be the smarter decision right now.
Market Conditions Create Choice – The current property market offers a healthy level of activity across both sales and lettings, giving landlords more choice in how and when they move forward. With a wide range of properties available, sellers have the opportunity to take a considered approach to timing and strategy.
At the same time, strong tenant demand means many landlords are seeing continued stability and in some cases growth in rental income. For those not in a rush to sell, retaining a well-performing rental can provide ongoing returns while keeping future selling options firmly open.
Strong Rental Demand Supports Long-Term Stability – While sales stock is high, rental availability is tightening in many areas. As fewer landlords enter the market and some exit, demand for rental homes continues to grow.
This imbalance often leads to:
- Increased tenant competition
- Reduced void periods
- Stronger rental prices over time
For landlords who hold their properties, this could mean higher monthly income and improved yields.
Long-Term Value Often Outperforms Short-Term Gains – Property investment has always been a long-term strategy.
By retaining your rental:
- You continue to benefit from capital growth over time
- Tenants contribute toward your mortgage or costs
- Rental income provides consistent cash flow, even during market fluctuations
Selling may offer a short-term capital release, but keeping a well-performing rental often delivers greater overall returns.
A Professionally Managed Portfolio Reduces Risk and Effort – One of the biggest concerns for landlords considering selling is management complexity. With a joined-up, proactive property management approach, landlords can enjoy the benefits of ownership without the day-to-day burden.
Regular portfolio monitoring, tenant management, and market insights help ensure properties remain compliant, profitable, and well-positioned for future growth.
Keep your property working for you – With our managed lettings service, we take care of everything while you enjoy consistent income and peace of mind. Contact our team to discuss how professional management could support your next steps.
Author: Elaine Ford
If buying a home has been on your mind, 2026 could be a great time to take the next step. With a more balanced market, improving mortgage stability and steady house price growth, buyers now have more choice and greater confidence.
A calmer market means less pressure, fewer bidding wars and more time to find the right home, whether you’re buying for the first time, upsizing, downsizing or investing.
Mortgage rates are becoming more predictable, making it easier to plan your budget and understand what’s achievable. At the same time, steady price growth supports sensible decision-making without the rush seen in previous years.
Chat to our mortgage team today. Start with a simple conversation about what’s achievable for you and explore what’s possible.
With continued support for buyers and a positive economic outlook, conditions remain encouraging across the Cotswolds and the Vale of the White Horse.
At Perry Bishop, we know every move is personal. Whether you’re just starting to explore your options or ready to move, we’re here to offer clear advice, local insight and genuine support.
Your next move often starts with understanding your home’s value. If you’d like to talk through your plans or begin your search, we’d love to help.
Property made personal, helping you open the door to your next chapter.
Author: Elaine Ford
The property market never stands still. New homes come to market, buyer priorities evolve, and pricing can quietly shift without much notice. Even over a relatively short period, these changes can influence what your home could achieve if you decided to move.
If you’ve had a valuation in the past, it may no longer reflect today’s conditions, or your own plans moving forward. And even if a move is still just an idea at the back of your mind, having a clear, up-to-date picture can help you feel more confident about your options.
A fresh valuation isn’t about pressure or rushing into decisions. It’s simply a helpful way to understand where your home sits in the current market and what opportunities may be opening up.
It can also be a great chance to talk through ways to prepare your home, explore quieter marketing routes, or plan ahead in a way that suits your timescales.
Updating your valuation can help you:
✔️ See how today’s market compares to when you last looked
✔️ Understand current buyer demand in your area
✔️ Explore realistic next steps and timing
✔️ Feel informed and in control of your choices
At Perry Bishop, we know every move is personal. Whether you’re actively planning your next chapter or simply gathering information, we’re here to offer honest advice and clear guidance, with no obligation.
Author: Elaine Ford
At Perry Bishop, we’re proud of the outcomes we consistently achieve for our clients, not because of bold claims, but because of the way we work: taking time, paying attention to detail, and truly understanding each home and every seller.
If you’re thinking about selling, one of the most important decisions you’ll make is choosing the right agent and it all starts with a well-judged valuation. Getting the price and strategy right from the beginning sets the tone for your whole move, from buyer interest to timescales and final results.
Achieving Stronger Prices – On average, our homes achieve around 97% of asking price, compared to the local average of approximately 95%. That difference comes from experience, thoughtful pricing, strong presentation and careful negotiation, all focused on securing the best possible outcome for you.
Selling Faster, with Greater Certainty – We also help our clients move sooner. Our average time to sell is just 77 days, compared to the local average of 126 days. That means less waiting, fewer uncertainties, and more momentum when it matters most.
But great results don’t happen by accident. They come from listening carefully to your plans, positioning your home correctly in the market, and creating a marketing strategy that attracts the right buyers from day one. Every move is different, and we tailor our approach to suit your goals, your timing and your home.
A valuation with Perry Bishop isn’t just about a number, it’s about giving you clarity, confidence and a clear path forward, whether you’re ready to move now or simply exploring your options.
If you’d like a free, no-obligation valuation or a friendly conversation about what your home could achieve, we’d love to help. Give us a call or book a time to suit directly into our diary here.
Property made personal, helping you open the door to your next chapter.
We care about property, we care about you.
Author: Elaine Ford
At Perry Bishop, supporting the communities we serve is at the heart of what we do and one partnership we’re especially proud of is with the Tetbury Goods Shed.
Each year, we contribute towards the running of this much-loved arts and community hub, helping it continue to offer fantastic events, exhibitions, performances and activities for local residents and visitors alike.
You’ll also spot our Perry Bishop gazebo at many of their outdoor events throughout the year, providing a welcoming space for guests come rain or shine.
We’re delighted to play a small part in helping the Shed thrive and look forward to supporting their brilliant programme of events for many years to come.
If you haven’t visited yet, the Tetbury Goods Shed is well worth exploring — a vibrant and creative space at the heart of our community.
Explore what’s coming up at the Tetbury Goods Shed and discover your next great local event. Click here to find their future events.
Author: Elaine Ford
At Perry Bishop, we love getting involved in the local events that bring our communities together — and this year’s Faringdon Fireworks was no exception.
Our Perry Bishop gazebo proudly took its place at the event, offering a welcoming spot for visitors enjoying one of Faringdon’s most-loved annual celebrations. With the crowds gathering, the lights sparkling and the atmosphere buzzing, it was fantastic to see our gazebo being put to good use throughout the evening.
We were also delighted to have Phillip Bishop on hand, pictured outside the gazebo, supporting the event and celebrating this much-loved local tradition. Moments like these remind us how special our communities are — and why we’re proud to play a part in helping local events thrive.
A huge thank you to the organisers and everyone who turned out to make the night such a success. We’re already looking forward to next year’s display!
If you’d like to learn more about what we do within the community, or how we can support your next move, we’re always here to help.
Author: Elaine Ford
The Government has announced the biggest changes to the private rented sector in decades, with new rules arriving in stages from 2026. To help landlords stay informed and prepared, we’ve outlined what each phase means and how these reforms may affect your tenancies.
Major Changes Ahead: What Landlords need to know about the upcoming Rental Reforms: The Government has confirmed a phased rollout of the biggest changes to the private rented sector in decades. These reforms will reshape how tenancies work, how rents are reviewed, and the rights and responsibilities of both landlords and tenants.
As always, we are here to support you through each stage. Below is a clear breakdown of what to expect, starting with the most significant changes arriving in Phase 1 from 1 May 2026.
Phase 1 – From 1 May 2026: The Biggest Shift for Landlords and Tenants
From this date, every existing tenancy will automatically transfer into the new system. Any tenancy starting on or after 1st May 2026 will follow the new rules from day one.
Here’s what’s changing:
Key Reforms Coming in Phase 1
- All tenancies become periodic – Fixed-term tenancies will be replaced by a single system of periodic agreements.
- Section 21 is abolished – “No fault” evictions will no longer be available after this date.
- A cap on rent in advance – Limits will be placed on how many months’ rent can be taken upfront.
- Anti-discrimination measures – Designed to ensure fair and equal access to rental homes.
- A ban on rental bidding – Tenants cannot be encouraged or permitted to offer above the advertised rent.
- Annual rent increases via Section 13 only – This formal process will become the sole route for increasing rent.
- A new right for tenants to request a pet – Landlords must consider requests and cannot unreasonably refuse them.
We work with Goodlord for referencing and tenancy agreement preparation, and we expect full support during this transition. Our internal computing systems are also updating its systems to accommodate the new legislation, so we are well placed to manage these changes smoothly on your behalf.
Section 21 Notices – What Happens Now?
Any Section 21 notice served before 1 May 2026 will still be valid until:
- The full six-month notice period has expired, or
- The tenant leaves — whichever happens first
After 1 May 2026, Section 21 will no longer exist.
There is some clarification still expected, but at present it appears that a notice served up to 30 April 2026 will still stand, provided the correct notice period is given. We will confirm this once further guidance is released.
We would avoid leaving until the last minute though and if this is the route you wanted to go down, serving notice in February would be advisable. Please call us to discuss.
Written Statements – What Landlords Must Provide
All new tenancies beginning after 1 May 2026 will require a written tenancy agreement containing specific information set out by the Government (to be published in due course).
For existing tenancies:
- You will not need to replace the current agreement.
- You will need to provide tenants with a Government-issued information sheet explaining how the reforms affect their tenancy — similar to the current How to Rent guide.
For tenancies with no written agreement (for example, verbal agreements or historic arrangements), landlords must supply a written document including all required information.
This won’t affect any of our managed properties, but may apply to private or let only landlords.
Phase 2 – Arriving in Late 2026
This phase introduces two important new systems:
- A new Landlord Ombudsman – All landlords will be required to join.
- PRS Database (Private Rental Sector Database) – A central register that all landlords must be listed on.
These changes aim to improve transparency and raise standards across the sector.
Phase 3 – Timing To Be Confirmed
The final stage includes reforms already applied to social housing:
- Introduction of the Decent Homes Standard
- Implementation of Awaab’s Law
There are early suggestions that these may be brought forward sooner than currently expected, despite consultations originally forecast for 2035–2037.
We’re Here to Guide You Through Every Step
These reforms represent a major shift for landlords, but you won’t be navigating them alone. As more detail becomes available, we will continue to update you and ensure your tenancy agreements, paperwork, and processes remain fully compliant.
If you’d like tailored advice about your property or portfolio, our experienced team is here to help. Get in touch and we’ll talk you through exactly how these changes may affect you.
Author: Elaine Ford
With such a vast range of companies offering a spectrum of different policies, it can be challenging to know where to begin your search for home insurance. Here’s how to find the right amount of coverage for your home.
With such a vast range of companies offering a spectrum of different policies, it can be challenging to know where to begin your search for home insurance.
Building Insurance v Contents Cover – Home Insurance can be broken down into two distinct types of protection.
The first is buildings insurance, which covers the structure of the home. It provides a safeguard should damage occur to the walls, windows, or roof of your property.
On the other hand, contents insurance covers the valuables inside. Upon opening the policy, your insurer will usually ask for details of any expensive items in the home. In the event of a fire or flood, you will be able to claim money for items such as laptops, jewellery, and furniture.
Is Insurance Compulsory? Home insurance is not a legal requirement. However, it is strongly recommended.
Knowing you have a robust insurance policy in place will settle your mind in the event of a disaster. It can also save you vast amounts of money, providing for repairs and replacements you might not otherwise have been able to afford.
However, for those with a mortgage, the rules may be slightly different. Most mortgage lenders will add a clause into the contract that stipulates a valid building insurance plan must be in place.
Conversely, for those in rental properties, the landlord must have a building insurance policy. It will then be up to you as the renter whether to take out content insurance.
Insurance Add-Ons – Many additional features can be tagged onto a standard home insurance policy. These are beneficial to many homeowners, as it allows you to develop a bespoke approach for your family’s current needs.
Legal Expense Cover – Legal expense insurance will cover the family for any legal proceedings relating to the home.
Many policies also take this one step further and provide insurance pertaining to personal injury, death, and employment.
This insurance will usually fund the costs associated with appointing legal representation, and some insurers even cover the loss of earnings incurred during a dispute period.
You should be aware that insurers will only incur the costs for legal representation where there is a reasonable chance your claim will be successful.
It is also worth noting that legal expense insurance taken under a home policy will not cover disputes relating to your car, divorce, or illegal activity.
The value that is accounted for can range between £25,000 – £100,000, so it is worthwhile to conduct a thorough investigation if you believe that your household would benefit from this cover.
Emergency Protection – Home emergency cover is an excellent addition to standard insurance policies.
As the name suggests, this will protect your family against emergencies in the home, including damaged pipes, a broken boiler, or a pest infestation. Insurers class an emergency as anything that makes your residence uninhabitable or dangerous.
However, as a homeowner, you should be aware that there are exclusions to this emergency guarantee. Where reasonable care has not been taken, or the insurer believes the damage was caused by negligence, the issue may not be covered.
Additionally, the policymaker will have an extensive list of events that they deem not to be an ‘emergency situation’. This might include the boiler breaking in the summer months. It should also be noted that emergencies happening within 14 days of the policy starting will not be covered.
Contents Insurance for Students – As with other rentals, building insurance is the responsibility of the landlord for student properties. However, many students and their families choose to add contents insurance to the home, protecting any valuables.
Student contents insurance can be a stand-alone plan or added to the family home policy. This will cover student possessions in the event of a burglary, fire, or flood.
Home Insurance for Unoccupied Properties – Many properties are left empty for a variety of reasons. These include the fact that some owners may have second homes, properties are regularly renovated, and some homes are passed between family members through inheritances.
However, homes left unoccupied for more than 30 days are not covered by standard home insurance and will require a different policy from a bespoke company.
Home Insurance Recap
- Home insurance comes in two primary forms: Building Insurance and Contents Cover.
- Neither of these are compulsory, yet strongly advised, regardless of whether you rent or own your home.
- There are several ‘add-ons’ to standard policies, which can make a massive difference to the overall cover your home receives.
Home Insurance FAQs – Answered!
1. How much buildings cover do I need? Insure for the full cost of rebuilding your home, including demolition, debris removal, and professional fees – not the market value.
2. How do I work out contents cover? List everything you’d want to replace after a fire or burglary, room by room. Don’t forget sheds, garages, and loft items.
3. What happens if I under- or over-insure? Under-insuring means your payout might not cover all costs. Over-insuring can mean higher premiums without extra benefit.
4. What’s legal expenses cover? Helps with the cost of legal disputes related to your home, employment, or injury – only if there’s a good chance of success.
5. What’s home emergency cover? Covers urgent issues like burst pipes, boiler breakdowns, or pest infestations. Excludes general wear and problems caused by neglect.
6. Do mortgage lenders require insurance? Most insist on buildings insurance to protect their investment. Contents cover isn’t required but is worth considering.
7. Can I insure an empty home? Yes, but you’ll need a specialist policy if it’s unoccupied for over 30 days.
8. What’s a policy excess? The amount you agree to pay towards a claim. A higher voluntary excess can reduce premiums but increases your out-of-pocket cost.
9. What common mistakes should I avoid? Letting policies auto-renew, not updating cover after renovations, and chasing the cheapest premium without checking what’s included.
10. How often should I review my policy? At least annually, and any time you renovate, move, or buy high-value items.
🏡 Buying, selling, or letting? Make sure your property is fully protected. Our trusted team can guide you through your home insurance options, helping you find the right cover for peace of mind at every stage of your move.
Get in touch today to learn more.
We care about property, we care about you.
Author: Elaine Ford
When it comes to selling your property, presenting it in the best possible light is essential. We know that not only will a well-prepared property attract more viewings, but it will also increase your chances of achieving a sale more quickly.
Here, we’ve got some expert tips and insights to help you prepare your property for the market.
From decluttering and enhancing kerb appeal to maximising natural light and staging with style, these strategies will ensure your property shines and captivates the interest of prospective buyers.
5 Ways to Improve Your Property for a House Sale
Declutter and Depersonalise – To showcase your home’s true potential, begin by decluttering and depersonalising each room. Clearing out excess personal items allows potential buyers to envision their own lives in the space.
Focus on creating a neutral and inviting canvas that appeals to various tastes.
Consider storing or donating items that may distract buyers or make rooms appear cramped or smaller than they are. By presenting a clutter-free environment, you’ll highlight your property’s features and give buyers the impression of a well-maintained and spacious home.
Boost Kerb Appeal – Make a Lasting First Impression – The exterior of your home is the first thing potential buyers will see, so it’s crucial to make a positive and lasting first impression. Enhance your home’s kerb appeal by focusing on the following areas:
- Freshen up the front entrance by painting the front door in a welcoming and on-trend colour and replace worn or outdated hardware for a polished look.
- Keep the lawn well-manicured, regularly mow grass, and neatly edge garden beds. Prune bushes and trees to ensure they frame the house without obstructing natural light.
- Clear any debris from driveways and pathways, and consider pressure washing surfaces to remove grime or moss.
- Add charm with potted plants or hanging baskets, and invest in outdoor lighting to create an inviting ambience, especially for evening viewings.
Harness the Power of Natural Light – Natural light plays a significant role in creating a welcoming and spacious atmosphere. Consider the following tips to maximise the brightness in your home:
- Clean windows thoroughly to allow for optimal light penetration. Remove any blinds or curtains that block natural light and replace them with sheer or light-coloured alternatives.
- Trim back overgrown shrubs or trees that may cast shadows and obstruct light from entering the rooms.
- Strategically place mirrors around the rooms to reflect light and make spaces feel larger and brighter. Consider placing them opposite windows to bounce natural light around the room.
Attend to Repairs and Refresh with Paint – Addressing minor repairs and applying a fresh coat of paint where needed will transform your home’s appearance and leave a lasting impression on potential buyers:
Conduct a thorough inspection of your home and fix any visible issues, such as leaky taps, loose handles, or squeaky doors. Buyers will always appreciate a well-maintained home that doesn’t require immediate repairs.
Think about the current colour scheme in your home and consider changing it for more neutral shades that have a broader appeal. Neutral tones help create a versatile backdrop for buyers, which can help them visualise their own décor and style in your property.
Stage with Style – Staging your home effectively will help buyers visualise its full potential and encourage them to create an emotional connection. Consider the following tips to highlight your home’s best features:
Rearrange furniture to create open and welcoming spaces. Remove any unnecessary items that may make rooms feel cramped or cluttered.
Add tasteful and inviting elements, such as fresh flowers, artwork, or plumped cushions to create a warm and welcoming atmosphere.
Clearly define the purpose of each room to help buyers envision how they might utilise the space. Showcase functionality, such as transforming a spare room into a cosy guest bedroom or a home office.
Preparing your property for sale requires careful attention to detail and a commitment to showcasing its true potential. By decluttering, boosting kerb appeal, maximising natural light, attending to repairs, and staging with style, you’ll set your home apart in the competitive housing market.
Frequently Asked Questions About Increasing the Value of Your Property for a Prospective Buyer
Do minor improvements like painting, adding a few plant pots, and decluttering really make a difference? Absolutely! A fresh coat of paint in neutral tones and decluttering creates a more spacious feel, appealing to many buyers.
It can help you sell faster and potentially achieve a higher sale price.
Should I consider adding features like off-street parking, loft conversions, or double glazing? While not essential, additional features like off-street parking or a loft conversion (adding living space) can increase your property’s value.
Talk to a property professional to see if these renovations are feasible for your home and area.
What about an energy performance certificate (EPC)? A good EPC rating (indicating energy efficiency) can be a positive selling point. Consider energy-saving improvements to improve your rating.
I have some dark corners in my house. How can I stage them for viewings? Use mirrors strategically to reflect light and brighten those dark corners. Sheer curtains or blinds will also help maximise natural light.
🏡 Thinking about selling your home in the Cotswolds or Vale of the White Horse? Partner with Perry Bishop, your local property experts. We will help you prepare, present, and sell your home for the best possible result.
Contact us today to begin your journey with a trusted team by your side.
We care about property, we care about you.
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