The private rented sector is going through its biggest shake-up in a generation. With the Renters' Rights Act now reshaping tenancy law across England, landlords who haven't reviewed their processes are at real risk of falling foul of new rules without even realising it. Whether you own one buy-to-let or a sizeable portfolio, here's what's changed and how to stay on the right side of it.
Goodbye Section 21, Hello Rolling Tenancies
The headline reform is the abolition of Section 21 “no-fault” evictions. Fixed-term assured shorthold tenancies are being phased out in favour of open-ended periodic tenancies. In practice, this means tenants can stay indefinitely provided they keep to the terms of their agreement and pay their rent, while landlords must rely on specific, legally defined grounds to regain possession.
This isn't the end of repossessing a property — it's a change in process. Grounds such as selling the property, moving in a close family member, or persistent rent arrears remain available, but landlords will need to give proper notice periods and, in many cases, evidence to support the claim. The days of ending a tenancy simply because it's “come to the end of the term” are over.
What to do: Review your tenancy agreements now. If you're still issuing fixed-term ASTs, speak to your letting agent or solicitor about transitioning to the new framework, and make sure any notices you serve reference the correct ground.
Rent Increases Are Now More Structured
Landlords can no longer use rent review clauses to increase rent mid-tenancy outside of the formal process. Rent increases must go through a standardised notice procedure, typically once every 12 months, giving tenants the right to challenge an increase they consider above market rate. This puts a premium on setting realistic rents from the outset and keeping good records of comparable local rents to justify any increase.
No More Bidding Wars, No More Blanket Bans
Rental bidding — inviting or accepting offers above the advertised rent — is being restricted, so make sure your marketing rent reflects what you're genuinely willing to accept. At the same time, blanket bans on renting to tenants in receipt of benefits or those with children are being outlawed. Landlords and agents will need to assess every application on its individual merits rather than screening people out by category. Review your referencing criteria and instructions to agents to ensure they're compliant.
A Right to Request a Pet
Tenants will gain a stronger right to request permission to keep a pet, and landlords cannot unreasonably refuse. You can, however, require the tenant to take out insurance to cover potential pet damage. If you manage properties where pets have historically been a hard “no”, it's worth updating your policy and considering how you'll assess requests fairly and consistently.
A New Ombudsman and Property Portal
A new landlord ombudsman scheme is being introduced, giving tenants a formal route to raise complaints outside the courts, alongside a digital private rented sector database that landlords will need to register on. Non-compliance is expected to carry financial penalties, so treat registration as a compliance deadline, not an optional extra.
Decent Homes Standard Extended to the Private Sector
The Decent Homes Standard, long applied to social housing, is being extended to private rentals. This sets minimum expectations around repair, safety, and facilities. Combined with existing obligations like gas safety certificates, EICRs, and smoke and carbon monoxide alarm rules, it's worth conducting a full property audit this year rather than waiting for a complaint or inspection to expose a gap.
Practical Steps for Landlords This Year
- Audit your tenancy agreements and move away from outdated fixed-term ASTs where necessary.
- Review referencing and marketing practices to remove any blanket exclusions.
- Get your paperwork in order — gas, electrical, EPC, and deposit protection certificates should all be current and easily accessible.
- Budget for compliance costs, including portal registration and potential ombudsman membership fees.
- Talk to your letting agent about how they're adapting processes, and don't assume “business as usual” still applies.
The Bigger Picture
Some landlords are choosing to exit the sector altogether amid the extra compliance burden, which is tightening supply in many areas and, in turn, supporting rental growth for those who stay. For landlords willing to run a tight, well-managed operation, the changes are manageable — and arguably push the sector towards higher standards that benefit good landlords and good tenants alike. The key is not to wait until a tenancy dispute forces you to learn the new rules the hard way.
If you're unsure how any of this applies to your specific properties, a conversation with a letting agent who's already adapting their systems is one of the best investments you can make this year.
