The Renters’ Rights Act: What Landlords Need to Know Now

Legal insight on the key changes and how to manage property confidently under the new rules

The Renters’ Rights Act represents one of the most significant shifts in the private rented sector in recent years. While much of the commentary has focused on headline changes, the practical implications for landlords are often less clearly explained.

For landlords, the key point is this: the landscape is changing, but with the right preparation and management, it remains entirely workable. The Act is less about restricting responsible landlords and more about raising expectations around process, documentation and fairness.

The end of Section 21

One of the most widely discussed changes is the proposed abolition of Section 21 “no-fault” evictions. In practical terms, this means landlords will no longer be able to regain possession simply by serving notice at the end of a tenancy without giving a reason.

Instead, possession will rely on strengthened and expanded statutory grounds. These include circumstances such as selling the property, moving back in, or serious tenant breach. The focus shifts from notice alone to justification and evidence.

For landlords, this makes good record-keeping and compliant management more important than ever. Where possession is needed, the ability to demonstrate clear grounds and proper process will be key.

All tenancies moving to periodic

Under the proposed reforms, fixed-term assured shorthold tenancies will be replaced by periodic tenancies as the default. Tenancies will continue from month to month, rather than ending automatically at a fixed date.

This does not remove a landlord’s ability to recover possession, but it does change how and when it can be done. It also places greater emphasis on managing tenancies as ongoing relationships rather than time-limited arrangements.

For landlords used to planning around fixed terms, this will require a shift in approach, but not necessarily a loss of control.

Rent increases under closer scrutiny

The Act is also expected to tighten the framework around rent increases. While landlords will still be able to increase rent, the emphasis will be on fairness, transparency and market justification.

Informal or poorly documented rent changes are likely to carry greater risk. Clear communication, proper notice and alignment with market levels will become increasingly important to avoid disputes.

Stronger enforcement and tenant protections

Another key theme of the Act is enforcement. Local authorities are expected to have stronger powers to act where landlords fall short of their obligations. This makes compliance with existing requirements — such as repairs, safety certificates and legal notices — even more critical.

For landlords who already take their responsibilities seriously, this should not be a cause for concern. In many cases, it simply formalises standards that good landlords already meet.

What this means in practice

The Renters’ Rights Act does not make property letting unviable. It does, however, raise the cost of getting things wrong. Informal arrangements, outdated advice and reactive management are likely to become more problematic under the new regime.

Landlords who approach property management with legal foresight — keeping documentation up to date, addressing issues early and understanding their obligations — will be far better placed than those who rely on habit or assumption.

A law-led approach to property management

At Hermens, we see these changes as reinforcing the value of a structured, law-led approach to lettings and management. By combining local market knowledge with legal insight, the focus is on preventing problems before they arise, rather than dealing with disputes after the fact.

The Renters’ Rights Act is still evolving, and further detail will follow. What matters now is awareness, preparation and calm, informed decision-making.

For landlords who want clarity and confidence as the rules change, early advice and proper management make all the difference. Speak to us today about how we can streamline your lettings.