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The Renters’ Rights Bill achieved Royal Assent on 27th October 2025. This is a significant step in the Government’s ongoing reforms to the private rental sector. The next phase involves the phased introduction of the Bill’s provisions, with most changes proposed to take effect on 1st May 2026. Additional measures are expected to come into force later in 2026 as part of the staged implementation process.

Following the Bill’s enactment, the Government has granted additional enforcement powers to local council housing authorities. These include the authority to enter business premises, with or without a warrant, to investigate, seize documents and take enforcement action against poor practices and non-compliance. Breaches could result in substantial financial penalties. These new powers are expected to be introduced on 27th December 2025.

Landlords that self-manage their rental properties face increasing risk in ensuring full compliance to current and forthcoming legislation. Entrusting an industry specialist is more crucial than ever to offer expert guidance, ensure ever-evolving compliance is adhered to, and to avoid costly penalties.

To summarise, the introduction of the Bill includes the below changes:

Abolishment of the Section 21 – expected implementation date: 1st May 2026

One of the major changes included in the Bill is the abolishment of the Section 21 no fault eviction notice. However, there will be numerous grounds under the Section 8 notice to regain possession of a property. For example:

• Breach of terms in the tenancy agreement
• Anti-social tenant behaviour
• Serious or constant rent arrears
• If a landlord wishes to sell the property
• A family member wishes to move in

Many industry professionals suggest the changes will increase the likelihood of accrued rent arrears across the country. Therefore, Robinson & Hall offers the additional protection of a rent and legal policy at the start of each tenancy. This offers the peace of mind that the rental income is safeguarded and a legal team is on hand if required.

End of fixed term tenancies – expected implementation date: 1st May 2026

The law intends to give tenants flexibility by introducing assured periodic tenancies to replace fixed term contracts. However, the tenant’s notice period will be extended to two months’ notice, replacing the current one month’s notice, to allow time to source replacement tenants. As we appreciate that a vacant investment property is costly, as part of our management service, when a tenant gives notice we immediately notify the landlord, discuss the re-letting strategy, install a marketing board, commence advertising on leading marketing property portals, and organise viewings to source replacement tenants as swiftly as possible.

Bidding wars – expected implementation date: 1st May 2026

In an aim to prevent inflated rents, lettings agents will no longer be able to accept bids over the asking price, which will therefore bring an end to bidding wars. This means it is imperative that a landlord chooses the correct agent to value an investment property to ensure market value rent is achieved. Prior to advertising the property, we will carry out a market appraisal which is prepared using comprehensive reports which show the yearly growth in rents in the local area and recently let properties (often properties we ourselves have let previously) to ensure landlords have a clear understanding of the realistic return on their investment.

Rent reviews – expected implementation date: 1st May 2026

It is possible to propose an annual rent increase in line with market value rents with evidence of comparable properties to be supplied on request. This means it is necessary for an agent to supply accurate rental figures to the landlord each year as tenants can raise a dispute with the First Tier Tribunal. We continue to carry out market research to propose the correct rental figure, allowing us to negotiate and, once agreed upon, implement the new rent.

Pets – expected implementation date: 1st May 2026

Agents and landlords will no longer be permitted to unreasonably refuse tenants with pets. While we are unable to include blanket bans, there will be grounds for refusal including lease restrictions, the property being unsuitable for a particular breed, and severe allergies to certain pets.

National landlord database – expected implementation date: autumn 2026

The primary objective of establishing a landlord database is to promote greater transparency in relation to regulatory compliance, safety checks and property condition standards. This is to ensure adherence to legal requirements and to facilitate the identification and removal of rogue landlords from the sector. Included in our management service, a landlord will promptly be notified of any upcoming safety checks, which we will organise to be undertaken to prevent unnecessary penalties.

Awaab’s Law – expected implementation date: timing to be confirmed

Under this law, agents and landlords will be required to address serious repairs that are classed as health hazards. It is essential to carry out regular routine inspections to address issues swiftly and efficiently to prevent further complications and unnecessary costs.

For more information or to book a no obligation lettings appraisal, please contact me.