Understanding the Renters’ Rights Act: What Landlords Need to Know
The introduction of the Renters’ Rights Act signals a major overhaul of the private rented sector, bringing in wide-ranging measures designed to strengthen tenant protections and reshape how landlords operate. With the abolition of Section 21 evictions, tighter controls on rent increases and new standards for property management, landlords should start preparing now to remain compliant and safeguard their assets.
Now that the Renters’ Rights Act has officially become law, the sector faces one of its most substantial regulatory shifts in decades. Although many elements of the legislation will be phased in over the coming year, landlords cannot afford to wait. Understanding the new duties, adjusting operational processes and planning for long-term compliance will be crucial. The Act aims to improve fairness and security for renters, while inevitably placing additional administrative and practical responsibilities on landlords.
A Changing Tenancy Framework
Among the most notable reforms is the removal of Section 21 - commonly referred to as no-fault evictions. Going forward, landlords will only be able to recover possession using defined grounds under Section 8, meaning robust evidence and documentation will be required when ending a tenancy. Fixed-term Assured Shorthold Tenancies will also be phased out, replaced by open-ended periodic agreements. When the new system is introduced, existing fixed-term tenancies will automatically transition to this model.
These shifts mean landlords will need to take a more strategic and hands-on approach to tenancy management. Longer, more secure tenancies will likely become standard practice, making good communication, well-kept properties and strong tenant relationships more important than ever.
Rent, Payments and Minimum Standards
The Act also tightens rules around rent setting and rent reviews. Increases will be limited to once every 12 months, with a minimum two-month notice period. Tenants will retain the right to challenge rent rises via the Tribunal process. Upfront rent requirements will be capped at one month’s rent, preventing large advance payments.
Landlords will also be prohibited from advertising a lower rent and then negotiating a higher figure during the application process, and discriminatory bans - such as refusing tenants with children or those receiving benefits - will no longer be permitted. Additionally, the Decent Homes Standard and Awaab’s Law (addressing damp and mould) will be extended to all privately rented properties, making proactive maintenance essential.
Registration, Compliance and Dispute Resolution
A new national Digital Property Portal will require landlords to register both themselves and every property they let. A dedicated Landlord Ombudsman will also be created to streamline complaints handling and reduce the burden on the courts. Failure to register may impact a landlord’s ability to market or legally manage their property, so keeping track of rollout dates and requirements will be vital.
Getting Ready for the New Rules
To prepare for the changes, we recommend that landlords:
• Review tenancy documentation and rent review processes
• Assess properties to ensure they meet the updated Decent Homes Standard
• Update policies relating to pets, marketing practices and referencing
• Factor in cash-flow adjustments resulting from limits on upfront rent
• Seek expert guidance on possession grounds and evidence requirements
What This Means for the Future
The Renters’ Rights Act marks a cultural shift towards greater transparency, responsible management and long-term tenant security. Landlords who embrace the changes early - by maintaining high property standards and keeping up to date with compliance - will be best placed to navigate the evolving landscape and protect their investment.
Daniel Fisher
Head of Lettings
