There has been significant commentary around the Renters’ Rights Act, much of which focuses on the scale of the proposed reforms.

The more difficult part is understanding what those changes mean in practice, particularly where elements of the framework are still being developed. For many landlords and property investors, the issue is not simply what the law says, but how it will operate day-to-day and how it affects decisions around tenancies, asset management, and exit planning.

Dawn Scargill and Kamran Rahman, who both advise on property matters, including commercial, mixed-use and landlord and tenant work, discussed how the changes are likely to affect their clients and where the key risks sit.

The end of assured shorthold tenancies

One of the most fundamental changes is the removal of assured shorthold tenancies.

Existing tenancies will transition into periodic arrangements, meaning there is no longer a fixed term in the traditional sense. Instead, tenancies will continue on a rolling basis. This is not a minor adjustment. It changes the structure that landlords have historically relied on when managing occupation and planning ahead.

Removal of Section 21 and the need to establish ground

The removal of “no fault” evictions under Section 21 is likely to be one of the most widely felt

changes. Under the previous regime, landlords could recover possession without needing to establish
a reason. That route will no longer be available.

Instead, landlords must rely on specific grounds, which may include serious rent arrears, antisocial behaviour, or an intention to sell the property or occupy it themselves. As Dawn notes, a landlord can no longer simply decide they want the property back. There must be a valid reason, and that reason must fit within the statutory framework. This is a shift not just in law, but in approach.

Notice periods and restrictions on sale

Where possession is sought to facilitate a sale, additional constraints apply. The relevant ground can only be exercised after the tenant has been in occupation for at least 12 months, and longer notice periods are expected, with four months commonly referenced depending on the circumstances.

This has a direct impact on timing. As Kamran highlights, this introduces a restriction on liquidity of the asset. Landlords who may previously have relied on relatively quick recovery of possession will now need to plan
further in advance. For clients considering an exit, the implication is straightforward. Selling with vacant
possession is still possible, but it is unlikely to be as quick or as flexible as it has been in the past.

Rent increases and the ban on rent bidding

The Act also introduces changes to how rent is set and increased.
Rent increases are now limited to once in any 12-month period and must reflect market rent. Rent review clauses in existing tenancies are no longer valid. In addition, the practice of rent bidding, where prospective tenants offer above the advertised rent, is prohibited.

These changes are intended to create a more consistent system, but they also raise practical questions.
Where there is disagreement, determining what constitutes market rent may become a point of contention, particularly if tenants choose to challenge increases rather than leave. 

Tenant protections and enforcement in practice

The legislation also seeks to strengthen tenant protections, including in relation to pets and potential discrimination based on personal circumstances. However, the position on enforcement is less clear.

As Kamran observes, while the legislation sets expectations, in practice many tenants may not pursue formal challenges where accommodation is refused. The result is that some provisions may operate more as a standard to work towards rather than a rule that is consistently tested. This is an area where the detail will become clearer over time.

Housing standards and Awaab’s Law

Alongside tenancy reforms, there is a continued focus on housing conditions.

Awaab’s Law introduces stricter requirements for landlords to respond to serious hazards such as damp and mould within defined timeframes. This is an area where enforcement is likely to be more immediate, particularly where tenant health is affected.

However, aspects such as the Decent Homes Standard remain subject to consultation and are not expected to be fully implemented until 2035.

Administrative requirements and new obligations

There are also practical steps landlords will need to prepare for. A landlord registration requirement is expected through a new portal, which is expected to be in place by late 2026.

Landlords should be prepared to register once it becomes mandatory. In addition, landlords are required to provide tenants with updated government information where tenancies transition into the new regime. This is likely to become relevant where disputes arise, particularly if a landlord is required to demonstrate compliance.

Areas where detail is still evolving

A consistent theme is that parts of the framework remain incomplete. There is currently limited clarity around court procedures for possession claims, the practical operation of new notice requirements, and how disputes around rent levels will be resolved.

As Kamran notes, there are still elements where “we just don’t know” how the process will work in practice. Until further guidance and procedural detail are published, there will remain a degree of
uncertainty.

Practical considerations for landlords

At this stage, the immediate focus is on preparation rather than extensive action.

For most landlords and property investors, this includes familiarising themselves with the new framework, preparing for the introduction of the landlord portal, ensuring that required information is provided to tenants, and factoring longer timelines into any planned sale or exit.

As Dawn puts it, the priority is to get your house in order ahead of the changes.

Conclusion

The Renters’ Rights Act represents a clear shift in the balance between landlords and tenants, with greater emphasis on security of tenure and regulation of landlord behaviour. However, the practical application of many of these changes is still developing. For now, the position is not one of complete certainty, but of transition. As further guidance and secondary legislation emerge, the detail will become clearer.

In the meantime, careful planning and early advice will be essential.

Frequently asked questions

Do assured shorthold tenancies still exist under the Renters’ Rights Act?
No. Assured shorthold tenancies have been removed. Existing tenancies have been converted into periodic tenancies, meaning they continue on a rolling basis rather than for a fixed term.

Can landlords still evict tenants without a reason?
No. The removal of Section 21 means landlords must now rely on specific legal grounds such as rent arrears, antisocial behaviour, or intention to sell or move in.

How long does it take to evict a tenant now?
It is expected to take longer than under the previous regime. Notice periods are longer and court procedures are still being clarified, which introduces some uncertainty.

Can landlords still increase rent freely?
No. Rent can only be increased once in a 12-month period and must reflect market rent. Tenants may also have the ability to challenge increases they believe are unreasonable.

Is rent bidding still allowed?
No. The practice of accepting offers above the advertised rent is prohibited.

Can landlords refuse tenants with pets or children?
Not automatically. Landlords are expected to give greater consideration to tenants with pets and cannot apply blanket bans in the same way, although refusals may still be possible where reasonable.

What is the landlord registration portal?
A new system is expected to require landlords to register their properties by late 2026. It is
not fully in place yet, but landlords should be prepared to comply once it becomes
mandatory.

What is Awaab’s Law and does it apply now?
Awaab’s Law introduces stricter requirements for dealing with serious hazards such as damp and mould. While it forms part of the wider reform landscape, full implementation is still being phased in.

What is the biggest practical risk for landlords?
From a practical perspective, it is timing. Recovering possession or selling with vacant possession may take longer and require