What Do the PSTI Act 2026 Changes Mean for Phone Mast Landlords?

From 7 April 2026, new rules from the Product Security and Telecommunications Infrastructure Act (PSTI Act) 2022, specifically Sections 61–64, will come into force. These rules affect lease renewals and rent for telecoms equipment, including phone masts, cabinets, and antennas.

If that sounds complicated, do not worry. We will explain it in plain English so you know exactly what it means for you as a Phone Mast landlord or site operator.

What Are Sections 61–64 of the PSTI Act?

These sections are essentially new rules for renewing leases with operators (phone companies).

Currently, renewal rents are based on open market value. This is what the land could be worth commercially if there were no mast.

From April 2026, renewal rents will instead follow the Electronic Communications Code style.

In simple terms:

• The operator’s network or mast value is ignored.

• Rent is based only on the land itself, as if no equipment existed.

• This often means lower rent at renewal compared with the current system.

This change makes renewals more predictable for operators but may reduce income for landlords.

Why Landlords Need to Know About This

If you are a Phone Mast landlord or site provider:

• Before 7 April 2026, rents at renewal are based on market value, which can include the benefit of having an existing mast.

• From 7 April 2026, rents at renewal are based on the land value only, ignoring the mast or network.

Tip for Landlords

Under the old system, some landlords could sit tight and avoid notifying the operator that their lease had expired, continuing to collect a higher pre-Code rent until the operator served notice.

From 7 April 2026, that tactic is less effective. With the new PSTI Act Sections 61–64:

• Renewal rent will follow the “no network” formula, likely much lower than the old or current Code rates.

• Waiting too long could mean the eventual rent is even lower than if you negotiated early.

• Landlords with pre-Code leases should review their strategy and consider whether proactive negotiation with the operator could protect their income better than simply waiting for a notice.

View the PSTI Act 2022 on gov.uk →

What About Leases Already in Progress?

The government has included transition rules to avoid confusion:

• If a notice for renewal or termination was already served before 7 April 2026, and the key date is before that day, the old rent rules still apply.

• If notices are after 7 April 2026, the new rules apply, meaning no network value is counted, and the rent is likely lower.

So timing matters if you want to preserve the old system for any upcoming lease renewals.

What Landlords Should Do Now

Here is how to plan ahead as a Phone Mast landlord:

• Check your leases to see when renewals or rent reviews are due.

• Serve notices early if needed. Any renewal notice before 7 April 2026 can lock in the old valuation system.

• Expect lower rents after April 2026 because the new rules ignore the mast or network.

• Talk to an expert. This is a big change, and proper advice can help you protect your income.

Be Aware

Under the new rules, operators can refer any disputes over renewal rent to the First-tier Tribunal (Property Chamber). Landlords should be aware of this when planning renewals.

Bottom Line

For Phone Mast landlords and site providers, the PSTI Act changes on 7 April 2026 are important:

• Renewal rents will now ignore the value of your mast or network.

• The old tactic of simply waiting is less effective.

• Early planning and advice are key to maximising your rental income under the new system.

If you have sites coming up for lease renewal, review your strategy now. Understanding these rules can make a big difference to your income.

Quick FAQ for Landlords

• Q: Will my renewal rent go down?

A: Possibly. The new rules only consider the land, not the mast or network.

• Q: Can I still get higher rent by waiting?

A: No. Once the operator serves notice after 7 April 2026, the new valuation rules apply, and the eventual rent may be lower than pre-Code rates.

• Q: Do these rules apply to all leases?

A: Only to leases granting operators rights under the Electronic Communications Code.

Related Services

If you need expert advice on the topics discussed in this article, our specialist surveyors can help:

• Phone Mast Rent Reviews

• Get a Free Rent Estimate

• Phone Mast Lease Renewals

• Get a Free Lease Check

Call us on 01691 791543 or contact us online for a free consultation.