The Renters’ Rights Act has officially received Royal Assent, marking one of the most significant reforms to England’s private rented sector in decades.
The new law will ban Section 21 no-fault evictions, replace fixed-term tenancies with open-ended agreements, cap rent increases, and introduce tougher property standards under the updated Decent Homes Standard.
It also paves the way for a national landlord register and a new private rented sector ombudsman, while extending Awaab’s Law to private landlords. Although the exact implementation timetable is still to be finalised, the Government has confirmed that further secondary legislation will follow in due course, signalling the start of a major transition period for landlords, letting agents, and tenants alike.
How are landlords feeling?
Recent research from Rightmove found that less than half (43%) of landlords surveyed said they were fully aware of the Renters’ Rights Bill and its key elements and felt prepared for the changes, while over a fifth (21%) said they either didn’t know much about it, or weren’t aware of it at all.
One in three landlords say they are considering exiting the market at some point in the future, with two-thirds (66%) feeling unsupported by the government.
Legislative changes such as new taxation and regulation (68%) topped the list of landlord frustrations which is driving some to plan on decreasing their property portfolio over the next year.
However, in the short-term, half (51%) of surveyed landlords plan to maintain the size of their portfolio over the next twelve months, and 20% were looking to increase it.
Here's a round up of the latest industry reaction:
David Hawkins, partner and head of real estate London at Norton Rose Fulbright: “The Renters Rights Act reaching royal assent marks a significant overhaul of the legislative landscape for residential landlords and tenants. It creates stricter responsibilities for landlords, making it harder to evict tenants and adding limits on how much rents can go up. Landlords will now need to register on a new private rented sector data base and could face criminal charges if they don’t keep properties up to standard.
“While the Act introduces some welcome changes designed to protect renters, landlords will need to prepare for more operational complexity, including the risk of longer empty periods between tenants, and potential delays in raising rents due to tribunal processes. In particular, the loss of fixed-term tenancies and tenants gaining the right to leave with two months’ notice could make managing occupancy trickier and create uncertainty around income.
“Overall, the Act boosts tenant protections and aims to improve standards across the sector. But keeping up with the new rules will take careful planning and active risk management.”
Marc von Grundherr, director of Benham and Reeves: “The Renters’ Rights Act brings to an end years of uncertainty, but in doing so it opens a new chapter of compliance and complexity for landlords. While it’s positive that we now have clarity, the path to full implementation will not be a straightforward one.
"Many landlords will be wary of further administrative burden and reduced flexibility, but at least they now know where they stand and can begin to plan accordingly. Once the dust settles and the finer details are clear, we expect the sector to stabilise and confidence to return.”
Sián Hemming-Metcalfe, operations director at Inventory Base: “The Renters’ Rights Act marks a pivotal moment for the lettings industry, moving us from debate to delivery after what seems like a very protracted period of political back-and-forth. While it undoubtedly raises the bar on compliance, it also provides the certainty and structure that landlords and agents have been waiting for.
"What’s vital now is that the Government resists the temptation to keep moving the goalposts. The private rented sector is essential to housing supply, and constant legislative change only fuels uncertainty. The focus should now be on supporting responsible landlords rather than penalising them.”
Sam Humphreys, head of M&A at Dwelly: “For landlords, this may feel like another legislative hurdle to overcome, but the reality is that many are already operating to the improved standards that have now been set in legal stone.
"The focus now must shift to implementation and ensuring that landlords understand their new obligations, that tenants are properly protected, and that technology and process innovation are used to help ease the administrative load that will inevitably follow.”
Ben Beadle, chief executive of the National Residential Landlords Association (NRLA), said: “After years of debate and uncertainty, today marks an important milestone for the private rented sector. With the Renters’ Rights Act on the statute book, the sector needs certainty about the way forward.
“This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords. The NRLA stands ready to work with the Government to ensure the reforms are implemented in a way that is fair, proportionate and deliverable.
“The Government now needs to engage meaningfully with those providing the homes so desperately needed, to ensure implementation of the Bill is realistic and aligns with the practicalities of the market – not least the need for clarity well in advance of the next academic year for student housing.
“At a minimum, the sector needs six months’ notice before implementation to ensure a smooth and seamless transition, and the Government must provide certainty on this as soon as possible.
“The Government must also recognise the vital importance of a thriving private rented sector not only to meet tenant demand but to the national economy. It is essential that the Government’s reforms do not worsen the supply crisis by discouraging long term investment in the homes to rent that so many rely on.
“As the changes bed in, the Government should commit to ongoing monitoring of their impact and ensure its findings are published.”
Beverley Kennard, head of lettings operations at Knight Frank: “With the Renters’ Rights Bill now granted Royal Assent, this marks a significant milestone in reforms that have been on the horizon for some time. While we await clarity on implementation - expected to take effect within the next six months - it’s worth remembering that the Bill is designed to tackle rogue practices, not penalise responsible landlords.
“Although the transition period may bring some adjustment, the core elements of the Bill remain largely the same: the abolition of Section 21, changes to notice periods, and a 12-month restriction on re-letting where a landlord has given notice to sell.
“It’s also important to view the Renters’ Rights Bill within the wider context of the market. Tax policy, energy efficiency requirements, and interest rates all continue to shape landlord confidence and investment decisions. We’ll be working closely with our landlords to help them understand the practical implications of these reforms, manage any perceived risks, and plan with confidence for the months ahead.
“For landlords, property remains a sound long-term investment. The fundamentals of the sector remain strong, and the keys to successfully letting a property are unchanged - thorough tenant referencing, good landlord-tenant relationships, professional management, and trusted advice. In short, this is not cause for alarm: with the right preparation and advice, the private rented sector will continue to be a stable and worthwhile place to invest.”
Colleen Babcock, Rightmove’s property expert: “The majority of landlords are looking to stay in market and even grow their portfolios which is positive for tenants, but there are clearly challenges for those looking to invest in rental property. Continued high mortgage costs mean that landlords need to make sure that the numbers still add up when investing in rental property. Landlords who were considering selling up over the next year told us that legislation changes were their biggest source of frustration. The government needs to consider this when setting its policy agenda over the next twelve months, otherwise we may see more landlords choose to leave the sector which will be to the detriment of tenants.”
Louisa Sedgwick, managing director of mortgages at Paragon Bank: “Now the Renter’s Right’s Bill has finally received Royal Assent, the focus must turn to sensible and pragmatic implementation of the regulations. In our view, that is at least six months before periodic tenancies are introduced and Section 21 ends.
“A clear, well-communicated timeline for commencement is essential, providing landlords, letting agents and the broader sector with sufficient time to understand and adapt to the changes. A rushed or fragmented rollout risks undermining confidence and could lead to a contraction in supply at a time when demand for rental homes remains high.
“We support the Bill’s ambition to improve standards and security for tenants, but this must be balanced with practical implementation that recognises the complexity of the sector. A phased approach, with clarity at each stage, will be key to ensuring a smooth transition and maintaining a healthy, functioning rental market.”
