The Renters’ Rights Act has officially received Royal Assent, marking one of the most significant reforms to England’s private rented sector in decades. The new law will ban Section 21 no-fault evictions, replace fixed-term tenancies with open-ended agreements, cap rent increases, and introduce tougher property standards under the updated Decent Homes Standard.
It also paves the way for a national landlord register and a new private rented sector ombudsman, while extending Awaab’s Law to private landlords. Although the exact implementation timetable is still to be finalised, the Government has confirmed that further secondary legislation will follow in due course, signalling the start of a major transition period for landlords, letting agents, and tenants alike.
Please find industry reaction below.
Marc von Grundherr, Director of Benham and Reeves, commented:
“The Renters’ Rights Act brings to an end years of uncertainty, but in doing so it opens a new chapter of compliance and complexity for landlords. While it’s positive that we now have clarity, the path to full implementation will not be a straightforward one.
Many landlords will be wary of further administrative burden and reduced flexibility, but at least they now know where they stand and can begin to plan accordingly. Once the dust settles and the finer details are clear, we expect the sector to stabilise and confidence to return.”
Sián Hemming-Metcalfe, Operations Director at Inventory Base, commented:
“The Renters’ Rights Act marks a pivotal moment for the lettings industry, moving us from debate to delivery after what seems like a very protracted period of political back-and-forth. While it undoubtedly raises the bar on compliance, it also provides the certainty and structure that landlords and agents have been waiting for.
What’s vital now is that the Government resists the temptation to keep moving the goalposts. The private rented sector is essential to housing supply, and constant legislative change only fuels uncertainty. The focus should now be on supporting responsible landlords rather than penalising them.”
Sam Humphreys, Head of M&A at Dwelly, commented:
“For landlords, this may feel like another legislative hurdle to overcome, but the reality is that many are already operating to the improved standards that have now been set in legal stone.
The focus now must shift to implementation and ensuring that landlords understand their new obligations, that tenants are properly protected, and that technology and process innovation are used to help ease the administrative load that will inevitably follow.”
Edwin Coughtrie, Director of City Property Group, stated:
There’s been no shortage of headlines about the Renters’ Rights Bill. Some call it a victory for tenants; others say it’s another blow for landlords. From my perspective, working with investors across the UK property market, I see something different: a structural shift that will separate reactive landlords from strategic investors.
This Bill isn’t just another layer of red tape. It signals a new era of professionalisation and accountability in the rental market. The days of loosely managed portfolios and flexible evictions are coming to an end. In their place, we’ll see a sector that rewards those who prioritise standards, transparency, and long-term planning.
The Hard Truth for Traditional Landlords
The changes are significant. Section 21 ‘no-fault’ evictions are set to be abolished, rent rises will be regulated, and fixed-term tenancies will transition to rolling periodic agreements. A national landlord database and ombudsman will also bring levels of oversight the private rental sector has never experienced.
For landlords managing their own portfolios, this means more administration, tighter rules, and less flexibility. Many smaller investors will feel the squeeze as they adapt to compliance demands and higher maintenance expectations.
But while these changes will test some, they also present clarity for the market. Property investment is no longer about short-term gains or quick turnover. It is about structure, stability, and strategy, qualities that fully managed sectors already deliver.
Why Professional Management Wins
Sectors like purpose-built student accommodation (PBSA) and specialist supported housing are designed for this environment. They are professionally managed, fully compliant, and supported by strong, predictable demand.
Operators in these sectors already handle maintenance, tenancy management, and legal compliance, which are exactly the areas now tightening for traditional landlords. That means investors in managed property are not scrambling to adapt. They are already aligned with where the market is heading.
In PBSA, demand continues to outstrip supply, with three students for every available bed in some university cities. Specialist supported housing offers long-term contracts backed by social demand, providing both social value and income stability. These markets are structured ecosystems, designed to perform in any regulatory climate.