The Renters’ Rights Act: What It Means for Landlords and Letting Agents
The Renters' Rights Act (formerly known as the Renters' Reform Bill) introduces the most substantial changes to private renting in England in decades. For landlords and letting agents alike, these changes may feel like uncharted territory but with the right preparation and guidance, you can stay compliant and confident.
Important note: The Act received Royal Assent on 27 October 2025. Implementation will occur in phases. Phase 1 begins on 1 May 2026 with the abolition of Section 21 “no-fault” evictions and fixed-term tenancies. Later phases will introduce mandatory PRS Database registration, Ombudsman membership, and extended property standards, with dates to be confirmed by the government.
To help you understand the practical implications, we've outlined the key areas that will affect how you manage and let properties, as well as the actions you may need to take next.
The New Landscape for Landlords
For landlords with multiple properties, this Act introduces new duties around tenancy management, compliance, and property standards. The focus is now firmly on professionalism, transparency, and accountability.
1. Tenancies and Evictions
Section 21 “no-fault” evictions are being abolished, along with fixed-term tenancies. All tenancies will become rolling (periodic), meaning tenants can leave with two months' notice. Landlords must rely on strengthened Section 8 grounds, such as rent arrears, property sale, or owner occupation, to regain possession.
What this means: Possession claims will require clearer evidence and stronger documentation. A proactive approach to tenant referencing and record-keeping will be essential for avoiding stress and complications later. It’s also worth noting that the threshold for mandatory possession on grounds of rent arrears has increased from two months to three months of arrears.
2. Property Sales and Repossession
Landlords looking to sell or move back into a property will need to give four months' notice and cannot rely on these grounds during the first 12 months of a tenancy (known as the protected period). If a landlord uses the sale ground to regain possession, they cannot re-let or market the property for 12 months from the date specified in the possession notice.
What this means: It’s now crucial to plan ahead. Review your portfolio strategy well in advance to account for longer notice periods, the protected period restriction, and the 12-month re-letting ban following sale-based possession. Our team can offer clarity and help ensure your long-term goals are compliant.
3. Regulation and Oversight
In later phases of the Act, all landlords will be required to register on the central Private Rented Sector Database (PRS Database) and join the new Private Rented Sector Ombudsman.
What this means: Compliance will involve more administrative work and record management. Seeking professional property management and legal support can help ensure you stay on top of registration deadlines and formal complaint procedures.
4. Property Standards
The Act extends the Decent Homes Standard and Awaab's Law to private rentals. These measures are planned for later phases and will require swift action to address issues such as damp and mould.
What this means: Regular inspections and planned maintenance will be vital. Budgeting for upgrades and remedial work should be a part of your long-term property care plans, ensuring homes remain safe, compliant and comfortable for tenants.
5. Rent and Financial Controls
Rent can only increase once per year, with a minimum of two months' notice via a Section 13 notice. Bidding between prospective tenants will also no longer be permitted.
What this means: Build predictable rent reviews into your calendar and ensure rent increases are fully justified in line with local market benchmarks. Transparent communication like this will help maintain positive relationships with tenants and avoid disputes.
A Changing Role for Letting Agents
For letting agents, the Act represents both a challenge and an opportunity. Agents are set to play a central role in helping landlords remain compliant and efficient under a more regulated system.
1. Compliance and Regulation
Agents will be responsible for guiding landlords through PRS Database registration and Ombudsman membership, while also ensuring compliance with new property standards.
Opportunity: This is a chance to position your agency as a trusted compliance partner, offering peace of mind to landlords navigating increasing regulatory requirements.
2. Tenancy Management
All tenancies will now be periodic. Renewal revenue will disappear, and adverts must list a fixed asking rent.
Opportunity: Consider developing transparent fee structures to cover the additional administrative work associated with annual rent reviews and compliance support. A clear and open approach can build trust with both clients and tenants.
3. Possession and Eviction
Agents will need to assist landlords in managing Section 8 claims by maintaining accurate documentation and communication records. Please note that the mandatory possession requirement for rent arrears now requires three months of arrears, rather than two.
Opportunity: Technology-led record systems and a legal understanding can set your agency apart as a trusted partner for landlords navigating complex cases. Our property disputes team are on hand to guide agents through the process, offering practical support and reassurance every step of the way.
4. Tenant Rights and Inclusion
Landlords can no longer unreasonably refuse requests for pets or discriminate against tenants based on their benefits or family status.
Opportunity: By promoting fair housing and inclusive practices, agents can attract a wider tenant base, reduce voids, and foster long-term relationships based on trust and fairness.
Preparing for the Future
The Renters’ Rights Act demands a cultural shift in property management - from convenience to compliance. For landlords, it's about establishing transparent, long-term tenancy strategies and maintaining properties to modern standards. For letting agents, it's an opportunity to reinforce expertise, reliability, and professionalism in a rapidly evolving legal landscape.
As implementation dates are announced, staying informed, and supported, will be crucial to ensuring a smooth transition to the new regulatory framework.
If you would like tailored legal advice on how these reforms affect your property portfolio or letting business, our property and disputes teams are here to help. Call Owen White Catlin on 0208 890 2836 or contact us via the OWC office closest to you.
Last updated: 19th November 2025