Welcome to Top Hat Projects

January 2026

Re: Key Changes Under the Renters’ Rights Act 2025

I do hope this email finds you well & getting ready for a super 2026. As your Letting Agent (current, future or past) I am committed to keeping you informed of any significant legislative changes that may affect your role as a Landlord.

I wanted to bring to your attention the Renters’ Rights Act 2025 (RRA). This Act introduces several key changes to the rights and responsibilities of both Landlords and Tenants. Majority of the Act Top Hat has adhered to for many years so – mostly – only the new parts will need extra work.

Full Act link – https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

The Renters’ Rights Act and Local Authority Powers

From 27th December 2025, local authorities in England were given new investigatory powers under the Renters’ Rights Act 2025.

The purpose of these changes is to give councils the power to enforce against Landlords and Letting Agents who are in breach or are suspected to be in breach of The Housing Law. Landlords and Letting Agents need to ensure that they are compliant and minimise the risk of being fined.  I believe that we are fully compliant and have no need to be concerned – but I am bringing this to your attention.

https://www.gov.uk/government/publications/investigatory-powers-guidance-for-renters-rights-act-2025/investigatory-powers-guidance-for-renters-rights-act-2025#:~:text=Code%20of%20Practice.-,Powers%20to%20enter%20a%20business%20premises,a%20rental%20sector%20business%20there.

Renters Reform Act 2025

The following will come into effect on the 1st May 2026 in Phase I

  • The end of Fixed Term Assured Shorthold Tenancies (ASTs)
  • The introduction of Periodic Assured Tenancies – New contract will follow once finalised with my legal team
  • Tenants will be able to serve 2 months’ notice to coordinate with Rent Anniversary dates at any time
  • End No Fault Evictions (Section 21)
  • New notice periods for Section 8 Grounds – to follow once Government issues updated S8
  • New Section 13(2) Notice to increase Rent instead of an email
  • Ban on taking more than 1 month’s rent in advance (we will be offering Professional Guarantor Service)
  • EPCs have to be a C or above for all New Tenancies from 2028 or 2030 for existing tenancies – not RRA related but adding to this list for simplicity

Following we already do but to confirm these will become law

  • Banning of rental bidding and no accepting higher than advertised rent (not something we have ever done as I didn’t believe this was ethical)
  • Banning discrimination against Tenants with children and those in receipt of benefits
  • Allowing tenants to “request” Pets – due consideration given and exceptions being eg 3rd floor flat no pets or Higher Lease – no Pets
  • AWAABS Law – Emergency Hazards + Dangerous Mould & Damp issues
  • Financial Sanctions + Right to Rent adherence checks continue to be required annually since May 2025

The government will introduce additional reforms in late 2026 – Landlord Ombudsman & Database in Phase II.

These reforms will impact your current letting arrangements, and it will be crucial for you to stay compliant with the new legislation.  I will continue to study and keep up to date with all the changes.  I have already been part of numerous courses and will continue to do so along with advice from my Membership bodies – Guild of Lettings, ICO, TPO etc

I understand that navigating these changes can be challenging & daunting.  Please be assured that I will be here to support you every step of the way & feel confident in my studying skills and the legal memberships I continue to have.

I am closely monitoring the progress of the Act and once the final provisions are confirmed, I will provide clear guidance on how the new regulations will affect your properties and what actions may be necessary to remain compliant. New Tenant Contracts, Section 8 + T&Cs & new Fee List will be issued once they are finalised via our Solicitors.

Thank you for your continued trust in me as your Letting Agent. I remain committed to helping you navigate the complexities of these forthcoming changes.

 
References – lots more on Facebook & All Agents
 
 
To Whom it May Concern
 
I cannot recommend Jules Sismey, the proprietor and lettings manager of Top Hat Projects, highly enough. Jules has a small portfolio of landlord clients who seek to match their properties, when vacant, to professional people. Jules is thus quite particular when potential tenants enquire about properties that she manages.
 
When we came to view the property that we are currently renting from Top Hat, it was the only one of about a dozen properties that we saw over a 2 day period that was clean.
 
Taking this rental was a bit of a no-brainer, and Jules was really helpful to us when ensuring that all the necessary documentation was completed without any traumas and in a timely fashion.
 
On top of her efficiency and prowess as a letting agent, Jules is also an extremely helpful person with an engaging personality who has certainly guided us, as newcomers to the area, to identify the better services that we needed on moving, ranging from removals to GP surgeries.
 
All told, if we had to take another rental when our current contract expires I would happily seek Jules’ advice on what was available on her books. Working with Jules, especially when moving from one end of the country to the other, was a much better and far more professional experience than with some of the other agents that we dealt with.
 
Professor Richard Lewis, December 2019
 

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We are a local, independent firm specialising in Renovating Properties, Residential Lettings, Property Management & all types of Maintenance. We are fully focused on the priorities and needs of Landlords and Tenants. We know how to manage a property for optimum performance, whilst ensuring smooth running tenancies, and compliance with the immense amount of Landlord & Tenant laws.

We pride ourselves in offering a personal and friendly service to all, whilst at the same time maintaining a high standard of competence and professionalism.

From Mansions to Studio Apartments

We are only concerned with a safe location & if the property needs refurbishing, decorating or just a professional clean we can do it all for you.

New Top Hatter – meet Monty xx

Who we can help

We are often able to assist both individual and corporate clients, from within the UK and abroad.

Details of some of the properties we are currently instructed to let may be found on this website, together with an outline of our service. If we can be of assistance in any way please do not hesitate to contact us by email, telephone or snail mail.

The Top Team

On a personal note – I – Jules Sismey, CEO & Proprietor – have always loved property and started renovating my own properties over 30 years ago (that’s a lot of experience not that I sound old). This turned into my own business in 2009 after a few years experience in other Lettings companies.

I love to be involved in a project from finding the property, renovations, decorating or just a professional clean right through to Check In with a Professional Tenant.

I find Lettings so interesting from the Legal and Accounting aspects as well as the Client liaison (both Landlord and Tenants sides) and all the computer work in between.  I completed the NFOPP Level 3 Award in Residential Lettings & Property Management in 2012, so I am 1 of a small amount of Qualified Managing Agents, also constantly studying to keep uptodate in this quick changing industry.

I still get a great feeling when I meet new Clients at properties and see where their vision goes both with a Landlord or as a Tenant.  Some Tenants have been with me 10+ years and some move to different properties with me as their lives evolve.  A few have gone from being Tenants to coming back to me as their Landlord which is a great compliment.

With all my children now adults I have even more time to give to the business & to further study.

I also have taken up Clay Shooting in the last few Years and thoroughly enjoy it – even became a cover girl.  Along with my dog Monty, Horse Riding & Reformer Pilates I like to keep busy.

I have many excellent Contractors – some have been with me since the inception of Top Hat and some more resent. All are trustworthy in your properties & invoice fairly. Please contact me if you need anyone.

Featured Properties

Featured Properties

Contact

We pride ourselves in offering a personal and friendly service to both Landlords and Tenants, whilst at the same time maintaining a high standard of competence and professionalism.

We are able to assist both individual and corporate clients, from within the UK and abroad.

Please do not hesitate to contact us if you feel we can be of assistance.