Renters’ Rights Act: What Every Landlord Needs To Know

The Renters’ Rights Act is now law. Discover the key changes, stay compliant and protect your investment with confidence.

Prefer to watch? Press play on the video above for a quick overview or keep reading for the complete guide.

The Renters’ Rights Act introduced significant changes to tenancy management, possession procedures, rent setting and tenant rights.

This guide explains the key changes and what they mean for landlords in practice.

If you have questions about the legislation or would like support managing your property under the new regulations, speak to your local lettings centre today. 

The First Year of a Tenancy Requires Longer-Term Planning

Under the updated rules, landlords cannot regain possession during the first 12 months of a tenancy using the sale or occupation grounds.

To regain possession using these grounds, landlords must wait at least eight months before serving notice and then provide a minimum of four months’ notice.

This means landlords should approach every new tenancy as a longer-term commitment and ensure appropriate referencing and affordability checks are completed before a tenant moves in.

Periodic Tenancies Become the Default Arrangement

Periodic tenancies have replaced fixed-term assured shorthold tenancies as the standard tenancy structure.

Tenants can leave by providing two months’ notice, while landlords must rely on the relevant statutory grounds if possession is required.

Maintaining a positive landlord-tenant relationship and responding promptly to maintenance issues can help encourage longer tenancies and reduce unnecessary void periods.

Possession Remains Possible, But Evidence Is Required

Landlords can still regain possession if they intend to sell the property or move back into it themselves.

However, these grounds now require evidence to demonstrate that the intention is genuine.

For example, landlords selling a property may need to demonstrate active marketing plans, while those moving back in may need to show who will occupy the property and that it will become their principal residence.

Maintaining clear records and supporting documentation is increasingly important.

Re-Letting Restrictions Apply

Where possession is obtained using the sale or occupation grounds, landlords cannot immediately place the property back on the rental market.

A 12-month re-letting restriction applies from the date possession is recovered.

Landlords should therefore ensure any decision to sell or occupy a property is carefully considered before serving notice.

Rent Arrears Thresholds Have Changed

Landlords can still seek possession where tenants fall into rent arrears.

However, the threshold has increased from two months’ arrears to three months’ arrears and notice periods have also increased.

Regular rent monitoring, clear communication and early intervention remain important tools for preventing minor arrears issues from escalating.

Many landlords also choose Rent and Legal Protection policies to provide additional financial protection and support if problems arise.

Advertising and Rent Setting Rules

Rental properties must now be marketed at a single advertised rent.

Landlords cannot invite, encourage or accept offers above the advertised rental figure.

This makes accurate pricing from the outset increasingly important.

Future rent increases must follow the prescribed legal process and should be supported by evidence of current market conditions.

Tenant Applications Must Be Considered Individually

Applications should be assessed on their individual merits.

Decisions should be based on factors such as affordability, references and suitability for the property.

A clear and consistent referencing process helps landlords make informed decisions while ensuring compliance with the legislation.

Maintaining written records of application assessments may also help demonstrate that decisions have been made fairly and consistently.

Pets and Reasonable Requests

Tenants now have stronger rights to request permission to keep pets.

Landlords can still refuse requests where there is a valid reason, but requests should be considered reasonably and on a case-by-case basis.

Factors such as the type of property, the nature of the pet and any relevant lease restrictions may all be taken into account.

Some landlords may also wish to explore appropriate insurance arrangements where pets are permitted.

Compliance and Record Keeping

The Renters’ Rights Act places greater emphasis on documentation, communication and record keeping.

Landlords should ensure tenancy records, notices, maintenance records and compliance documents are accurate and up to date.

Good record keeping helps demonstrate compliance and can prove valuable if disputes arise in the future.

Considering a Fully Managed Service

As legislation becomes more detailed, some landlords prefer professional support to help manage compliance obligations.

A Fully Managed service can assist with tenancy administration, compliance monitoring, maintenance coordination, rent collection and changing legal requirements.

For landlords who want to remain invested in property while reducing the time spent managing day-to-day responsibilities, professional management may provide valuable support and reassurance.

Need Further Guidance?

The Renters’ Rights Act introduces important changes, but landlords who understand the rules and prepare accordingly can continue to invest with confidence.

If you would like advice on how the legislation affects your property or portfolio, contact your local lettings centre for guidance.