Preparing for the Renters’ Rights Act: What Landlords and Estates Need to Know.
The Renters’ Rights Act 2025 has now passed into law, marking the most significant reform of the private rented sector in England for a generation. The legislation seeks to create a fairer and more transparent system for both landlords and tenants, strengthening tenant security while demanding higher standards of property management and compliance.
Although implementation will be phased in from 2026, the direction of travel is now clear. Landlords, agents, and property owners should begin preparing immediately.
Key Changes
End of fixed-term tenancies
All new tenancies will become periodic, continuing on a rolling basis without a set end date. This removes the traditional six or twelve-month term and gives tenants greater flexibility to move on with two months’ notice.
Abolition of no-fault evictions
Section 21 notices will be abolished. Landlords will need to rely on specific legal grounds to recover possession, such as breach of tenancy or legitimate plans to sell or move back into the property.
Tighter rules on rent increases
Rents may be reviewed only once every twelve months, with at least two months’ written notice and justification that the rent reflects market value.
Restrictions on upfront rent and bidding
Landlords and agents will be limited to requesting no more than one month’s rent in advance. Practices that involve tenants bidding against each other for a property will be prohibited.
Right to keep pets
Tenants will have the right to request a pet, and landlords must not unreasonably refuse. Landlords may require pet insurance to cover potential damage.
National Landlord Register and Ombudsman
All landlords will need to register their properties on a new national database and will fall under the oversight of a Private Rented Sector Ombudsman. This is designed to improve transparency and create a straightforward route for tenants to resolve complaints.
Decent Homes Standard
A legally enforceable Decent Homes Standard will now apply to private rental properties, setting clear minimum requirements for safety, heating, repair, and general condition.
What This Means in Practice
For landlords, this legislation demands a shift from short-term letting models towards more structured and compliant management. The ability to end tenancies at will is removed, which makes careful tenant selection even more important. Properties that fail to meet the new standards may not be lawfully let.
For tenants, the Act brings increased stability, predictable rent reviews, and the right to challenge unfair practices.
Steps to Take Now
Review tenancy agreements and identify clauses linked to fixed terms or Section 21 notices that will need to be updated.
Audit property condition to ensure compliance with the forthcoming Decent Homes Standard.
Revisit rent review procedures and ensure documentation and notice periods meet the new requirements.
Update marketing and onboarding processes to remove references to bidding, adjust deposit and rent-in-advance practices, and create a clear pet policy.
Plan for registration under the new national landlord database once it becomes operational.
Implications for Estates and Landed Portfolios
The Renters’ Rights Act carries particular significance for estates that let cottages, converted outbuildings, or tied accommodation alongside agricultural and heritage assets.
While many estate lettings currently fall under the Assured Shorthold Tenancy framework, a substantial number rely on informal agreements or long-standing terms that will no longer align with the new legal structure. Estate owners should therefore:
Review all residential tenancies, including those provided to staff, contractors, or family members, to confirm their legal status under the new regime.
Identify which properties will transition to the new assured periodic tenancy model, and ensure updated documentation and notice procedures are in place.
Consider succession and operational implications, especially where tied accommodation is linked to employment or agricultural tenancy agreements.
Audit housing standards across the estate to ensure every dwelling meets the Decent Homes Standard, including cottages that may not have been modernised recently.
Plan communication with tenants and employees to explain how the changes will affect notice periods, rent reviews, and maintenance responsibilities.
For large or mixed estates, this reform will require close collaboration between estate management, HR, and compliance teams. The move to assured periodic tenancies will also make the timing of possession and refurbishment programmes more complex, so early planning is essential.
Historic and Protected Tenancies
Older tenancy types such as regulated or protected tenancies under the Rent Act 1977 are not directly altered by the new legislation, and existing statutory rent control mechanisms will remain in place. However, estates should still review these arrangements within the wider context of compliance. The new Decent Homes Standard and the increased visibility created by the national landlord register will raise expectations for all rented dwellings, regardless of their age or legal category.
Any property let under a historic tenancy should be assessed for safety, heating, and repair standards to ensure it meets inspection benchmarks. Where tenants have succession rights or long-term residency, estate owners may also wish to review how these arrangements are documented and recorded, particularly in anticipation of a unified database that could bring older agreements under greater scrutiny.
Implementation Timeline
Although the Act received Royal Assent in October 2025, most measures will come into force during 2026 once the secondary legislation is complete. A staged introduction is expected, beginning with the abolition of Section 21 and the creation of the national landlord register.
Our View
This reform represents more than a compliance exercise. It signals a wider cultural shift towards professionalism and accountability within the private rented sector. Landlords, agents, and estates who act early, reviewing documents and embedding best practice, will be in a far stronger position once the new regime takes effect.
Hay Consulting can assist with:
Reviewing and updating tenancy documentation
Conducting property compliance audits
Preparing implementation plans for landlords, agents, and estate owners
Advising on risk management and communication during the transition
Note: This briefing is intended for informational purposes and does not constitute legal advice.
