The Renters’ Rights Bill: what buy-to-let landlords must know

The Renters’ Rights Bill: what buy-to-let landlords must know

The Renters’ Rights Bill is intended to reform the private rented sector in England. It is expected to affect buy-to-let landlords, particularly around possession, rent increases, dispute resolution and property standards.

Because the Bill is still progressing, some details and implementation dates may change. The points below focus on the direction of travel and the practical themes landlords should start planning for.

The end of Section 21 “no-fault” evictions

A key reform is the abolition of Section 21. This is designed to remove a route that allowed landlords to regain possession without relying on a specific ground.

What this means in practice

• Possession will rely on permitted grounds: landlords will need to use the relevant grounds to regain possession.
• Notice and timing will change: the Bill is expected to adjust timelines in relevant scenarios, including where rent arrears are involved.
• Tenancies will move to a new framework: the Bill provides for assured tenancies to become periodic under the new model.

Planning implications for landlords

If you have relied on Section 21 or short-term exit strategies, you may need to review your tenancy management approach and build in longer lead times for any sale, move-back-in or redevelopment plans.

Rent increases: a more standardised process

The Bill is intended to introduce a clearer, more consistent approach to rent increases in the private rented sector.

Key themes

• A standardised annual approach: landlords are expected to be able to increase rent once per year, subject to the required notice process.
• Tenant challenge via the First-tier Tribunal: tenants will be able to challenge rent increases they consider excessive.
• Clearer tribunal timing and process: reforms are intended to reduce uncertainty about how any new rent is applied.

What landlords should do now

Start preparing for a more evidence-led approach. Review how you set rents and ensure you can evidence the basis for any proposed increase.

Tribunal reforms and dispute resolution changes

The Bill also aims to improve how disputes are handled.

For landlords, the practical takeaway is to ensure documentation is complete and accurate—particularly around:

• notice served and relevant dates
• how rent levels were assessed
• evidence supporting any proposed increase
• records relating to property condition and compliance

New administrative responsibilities: PRS database and ombudsman membership

The Bill includes proposals for additional administrative duties intended to improve transparency and accountability.

Private Rented Sector (PRS) database

Landlords are expected to register themselves and their properties on a PRS database. The Bill’s direction suggests that failure to register could affect access to possession routes and may lead to civil penalties.

Private Rented Sector Ombudsman

The Bill also proposes a requirement to join a PRS ombudsman scheme, intended to provide a formal route for resolving disputes.

Property standards and damp/mould expectations

The Bill strengthens property standards in the private rented sector and places greater emphasis on tackling damp and mould.

Practical implications

• Maintenance standards will be scrutinised more closely
• Repairs may need to be prioritised sooner
• Evidence of inspections and remedial action becomes more important

Landlords should review how they handle reported issues, including response times, contractor availability and record-keeping.

Pets: tenant requests and landlord discretion

The Bill addresses pet-related requests in the private rented sector. The direction of travel is that landlords should not be able to refuse unreasonably.

For landlords, this means pet policies may need to be reviewed in line with how “reasonable refusal” is interpreted in practice.

What these changes could mean for buy-to-let portfolios

While the Bill is still progressing, the likely impact on buy-to-let portfolios can be summarised in themes:

• More time and process: possession and exit strategies may take longer and require more careful planning.
• Greater compliance focus: registration, ombudsman membership and property standards will become central to risk management.
• Higher importance of documentation: rent increase processes and disputes will reward landlords who can evidence decisions.
• Potential cost pressures: property standards may increase maintenance and upgrade costs, particularly for older stock.

How advisers can support landlords through the transition

For buy-to-let landlords, mortgage and financing decisions are often linked to tenancy strategy and property condition. As reforms take effect, advisers can help landlords think through how changes may influence:

• portfolio planning (including whether to hold, refurbish, or dispose)
• property readiness for higher standards
• timing of sales or remortgages where exit routes may be affected
• risk management around compliance and tenant relations

In a changing regulatory environment, landlords who treat compliance and property quality as part of their investment strategy are likely to be better positioned for the transition.

Key source

• The Renters’ Rights Bill (government publication): https://www.gov.uk/government/publications/guide-to-the-renters-rights-bill/guide-to-the-renters-rights-bill