How the Renters’ Rights Act will impact self-managing landlords in England

What will the Renters’ Rights Act change?

Phase 1 of the Renters’ Rights Act, due to be implemented from 1 May, represents one of the most significant reforms to the private rented sector in recent decades. Among the headline changes are the abolition of Section 21 “no-fault” evictions, the transition to periodic tenancies and a greater reliance on clearly defined statutory grounds for possession.

In practical terms, the legislation shifts the focus decisively towards structured, proactive tenancy management. For landlords who currently self-manage, this means ensuring that systems for rent collection, documentation and compliance are sufficiently robust to withstand heightened legal and procedural scrutiny.

How will possession claims be affected?

With the removal of Section 21, landlords will no longer be able to regain possession without establishing a lawful ground. Any future action will require:

• Serving the correct notice

• Relying on the appropriate Section 8 ground

• Providing clear supporting evidence

Precision will be critical. Rent schedules must be accurate and up to date. Written communication should be retained carefully. Notices must be served in strict accordance with statutory requirements.

Even minor administrative errors may result in delays or unsuccessful possession claims. It is therefore essential that landlords familiarise themselves with the revised Section 8 grounds, particularly those relating to rent arrears or an intention to sell.

Why does rent collection now require greater structure?

In the absence of Section 21, rent arrears are expected to become one of the most frequently relied-upon grounds for possession. As a result, early identification and consistent management of missed payments will be more important than ever.

Landlords should consider:

• How quickly would a missed payment be identified?

• What formal steps would follow?

• Is each stage documented clearly and consistently?

Delays in addressing arrears can quickly escalate into significant financial loss and more complex legal proceedings. Structured processes and meticulous record-keeping are no longer administrative best practice; they are essential safeguards.

For many landlords, reviewing how rent is collected, monitored and escalated will be a prudent step. A professional rent collection service can provide consistent arrears management 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 the use of a prescribed notice process.

Informal or loosely documented arrangements will no longer provide adequate protection. Rent increases will need to be:

• Correctly timed

• Supported by appropriate market evidence

• Served in accordance with the statutory framework

A compliant, well-documented approach to rent reviews will reduce the risk of disputes and potential tenant challenges.

Why must compliance become continuous rather than reactive?

Under the new framework, compliance can no longer be treated as a periodic administrative task. Gas safety certification, electrical inspections, EPC validity and deposit protection requirements must be maintained without interruption.

Property standards and repair requests are also likely to face increased scrutiny. Landlords should consider whether they have reliable systems in place to:

• Track renewal and inspection dates

• Store documentation securely

• Respond promptly and effectively to maintenance matters

Without consistent oversight, relatively minor oversights can quickly become costly legal and reputational issues.

Is ongoing tenancy management now central to risk management?

The Renters’ Rights Act reinforces a clear reality: risk most often arises during the lifetime of a tenancy.

Monitoring payments, maintaining comprehensive records, serving compliant notices and meeting regulatory obligations are no longer background administrative tasks. They are fundamental to protecting your investment and maintaining operational resilience.

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

Are your current arrangements prepared for the changes ahead?

Preparing now will provide greater certainty once the legislation takes effect. A structured review of your systems, documentation and compliance processes is a sensible and forward-looking 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.