How the Renters’ Rights Act will affect landlords in England

What changes will the Renters’ Rights Act introduce?

Phase 1 of the Renters' Rights Act due to be implemented from 1 May represents one of the most substantial shifts in the private rental sector in recent years. Among the most notable reforms are the abolition of Section 21, the move to periodic tenancies and a greater reliance on specific legal grounds for possession.

In practical terms, the emphasis will move firmly towards structured, ongoing tenancy management. For landlords who currently self-manage, this means ensuring systems for rent collection, documentation and compliance are robust enough to withstand closer scrutiny.

How will possession claims change?

With Section 21 being removed, landlords will no longer be able to regain possession without citing a lawful ground. Any future action will depend on serving the correct notice, relying on the appropriate Section 8 ground and providing supporting evidence.

Accuracy will therefore be critical. Rent schedules must be up to date, written communication should be carefully retained and notices must be served in strict accordance with statutory requirements.

Even minor administrative errors could lead to delays or failed possession claims. Landlords should familiarise themselves with the revised Section 8 grounds, particularly in cases involving rent arrears or an intention to sell.

Why does rent collection now require greater structure?

In the absence of Section 21, rent arrears are likely to become one of the most commonly used grounds for possession. This makes early identification and consistent management of missed payments more important than ever.

Landlords should ask themselves:

• How quickly would a missed payment be identified?

• What formal steps would follow?

• Is every stage properly documented?

Delays in addressing arrears can quickly escalate into financial loss and more complex legal proceedings. Structured processes and accurate record-keeping are no longer optional safeguards - they are essential protections.

For many landlords, reviewing how rent is collected and monitored will be a sensible step. A professional rent collection service provides consistent arrears procedures, comprehensive payment records and compliant notice handling where required, strengthening your position should difficulties arise.

What will change regarding rent increases?

The Act is expected to formalise rent review procedures, limiting increases to once per year and requiring a prescribed notice process.

Informal or loosely documented arrangements will no longer offer sufficient protection. Rent increases will need to be correctly timed, supported by market evidence and served in accordance with the statutory framework.

Ensuring that your approach to rent reviews is compliant will reduce the risk of disputes and potential challenges from tenants.

Why must compliance be continuous rather than reactive?

Under the new framework, compliance cannot be treated as an administrative afterthought. Gas safety certificates, electrical inspections, EPC validity and deposit protection requirements must all be maintained without interruption.

In addition, property standards and repair requests are likely to face increased scrutiny. Landlords should consider whether they have reliable systems in place to track renewal dates, store documentation and respond promptly to maintenance matters.

Without consistent oversight, minor oversights can quickly become costly issues.

Is ongoing tenancy management now more important than ever?

The Renters’ Rights Act reinforces a clear reality: risk most often arises during the lifetime of a tenancy, not at the outset.

Monitoring payments, maintaining detailed records, serving compliant notices and ensuring regulatory obligations are met are no longer background tasks. They are central to protecting your investment.

For self-managing landlords, this legislative shift offers an opportunity to reassess both workload and exposure. Professional support can reduce administrative pressure while ensuring that rent monitoring, arrears management and documentation align with the evolving legal framework.

Are your current arrangements ready for the changes ahead?

Preparing now will provide greater certainty once the legislation takes effect. Reviewing your systems, documentation and compliance processes ahead of implementation is a prudent step.

If you would like tailored guidance on how the Renters’ Rights Act may affect you, contact your local Hawes & Co lettings team today. We would be pleased to review your current arrangements and help ensure you are fully prepared for the changes ahead.