Mid-term inspections have always been good practice. From 1 May 2026, they became something more: a frontline tool for letting agents and landlords operating in a fundamentally changed legal landscape. With Section 21 now abolished under the Renters’ Rights Act 2025, the days of the no-fault eviction are over. What replaces them is a system built entirely on evidence, documentation, and provable grounds. For letting agents and the landlords they represent, that shift makes mid-term inspections one of the most commercially important services on offer.

What Has Changed Since May 2026

The Renters’ Rights Act 2025 came into force on 1 May 2026. At a stroke, it ended fixed-term assured shorthold tenancies and abolished Section 21 no-fault evictions for all existing and new tenancies in England. Every tenancy now runs as a periodic tenancy, and possession can only be sought through Section 8, which requires landlords to prove specific statutory grounds.

That is a significant shift in the burden of proof. Under the old system, a landlord could serve two months’ notice without stating a reason. Under the new one, they must demonstrate a valid ground and back it with evidence. Rent arrears need accurate payment records. Damage beyond fair wear and tear needs documented proof of condition at an earlier point in the tenancy. Without that documented evidence, a possession claim is harder to pursue and easier to defend against.

Mid-term inspections build that evidence trail. Carried out by an independent professional mid-tenancy, they produce a timestamped, photographic digital record of the property’s condition that sits between the check-in and check-out reports. That record can be decisive.

Mid-Term Inspections as Evidence in Deposit Disputes

Deposit disputes have always hinged on condition evidence. Adjudicators at the Tenancy Deposit Scheme and Deposit Protection Service base their decisions on what can be demonstrated, not what landlords recall or assert. A strong check-in report paired with a thorough check-out report makes a compelling case. A mid-term inspection adds a third data point that shows when deterioration occurred and rules out fair wear and tear arguments more effectively.

For letting agents managing properties on behalf of landlords, this matters directly. Losing a deposit dispute reflects on the agent’s service. Winning one, quickly and cleanly, reinforces your value to the landlord and protects the tenant relationship at the same time.

What Mid-Term Inspections Should Cover

A professional mid-term inspection is not a landlord walkthrough. It is a structured assessment carried out with appropriate notice given to the tenant (a minimum of 24 hours is required by law), producing a written report with photographs. The National Residential Landlords Association recommends that the report records:

  • The general condition of each room and any damage beyond fair wear and tear
  • Maintenance issues that need attention, particularly anything the tenant should have reported
  • Signs of unreported occupants or pets
  • Any safety concerns, including early signs of damp or mould

The report should be proportionate to the property, clearly written, and retained securely. Under the new periodic tenancy structure, there is no fixed end date to work backwards from. Mid-term inspections need to happen routinely, not just when a tenancy is winding down.

Mid-Term Inspections and Awaab’s Law

The Renters’ Rights Act also introduces Awaab’s Law to the private rented sector, setting strict timescales for landlords to investigate and repair hazards including damp and mould. Letting agents and landlords who identify these issues proactively during mid-term inspections are far better placed to meet those timescales than those who wait for tenant complaints. Early identification protects the tenant, protects the landlord from enforcement action, and protects the agent’s reputation.

The Opportunity for Letting Agents and Landlords

The shift to periodic tenancies means the natural review points that fixed-term contracts provided no longer exist in the same way. Agents who built their mid-term inspection process around renewal dates need to rethink the rhythm. Landlords managing properties directly face the same challenge. Regular inspections, typically every six months, now make more sense as a standing instruction rather than an event tied to a contract milestone.

That creates a clear case for professional mid-term inspections. Reports carried out by an independent inventory provider carry far more weight than an agent’s own notes or a landlord’s photographs. They demonstrate that the property is being properly managed and maintained. They give tenants a structured, professional process. And they give letting agents and landlords the documentation that protects everyone if a dispute arises.

Assist Inventories: Let us Assist you

The rules changed on 1 May 2026. Section 21 is gone, and with it the safety net that letting agents and landlords relied on for decades. Every possession claim now needs grounds, and every ground needs evidence. Midterm inspections have always been good practice. Under the new regime, they are something closer to essential. Assist Inventories provides professional mid-term inspection reports for letting agents and landlords across London. To discuss adding mid-term inspections to your managed portfolio, get in touch with the team.