The Renters' Rights Bill has been talked about for years. It's now passed into law and is expected to come into force from summer 2026. If you're a landlord, a tenant, or thinking about getting into buy to let, you need to understand what's actually changing and what it means in practice.
We'll skip the political commentary. Here's what matters.
Section 21 is gone
This is the big one. Section 21, the so-called "no-fault eviction", allowed landlords to end a tenancy without giving a reason. That's being scrapped completely.
Going forward, if you want a tenant to leave, you'll need to use Section 8 and provide a valid ground. Things like rent arrears, antisocial behaviour, or wanting to sell or move back in. You can't just hand someone two months' notice because you fancy a change.
For most decent landlords who treat their tenants well, this won't change much day to day. But it does shift the balance of power, and it makes the eviction process slower if things go wrong.
No more fixed-term tenancies
All tenancies will become periodic (rolling) from day one. That means tenants can give two months' notice and leave at any point, without penalties.
For landlords, this creates more uncertainty around void periods. You can't lock someone in for 12 months any more. If a tenant finds somewhere better three months in, they're free to go.
On the flip side, good landlords with well-maintained properties in decent areas tend to keep tenants longer anyway. If your tenants are leaving constantly, this legislation probably isn't the root cause.
Rent increases are changing
Landlords will only be able to raise rent once a year, using a Section 13 notice. The increase has to reflect market conditions, and tenants can challenge it through a tribunal if they think it's unreasonable.
In practice, most landlords already raise rent annually. The difference now is that you can't slip in above-market increases during a fixed term or use them as a way to push a tenant out. The tribunal route adds a layer of oversight that wasn't there before.
If you're a landlord and you've been reasonable about rent increases, this change shouldn't keep you up at night. If you've been using big hikes to force people out, that door is closing.
Decent Homes Standard for the private sector
For the first time, private rental properties will need to meet the Decent Homes Standard, which until now has only applied to social housing. That means no damp, no dangerous electrics, proper heating, and generally fit-for-purpose conditions.
Again, good landlords are already meeting this. But there's a significant chunk of the market where properties have been let in a state that wouldn't pass a basic inspection. Those landlords will need to spend money or get out of the market.
A new Ombudsman for private renting
All private landlords will have to register with a new Ombudsman service. Tenants will be able to raise complaints there instead of going straight to court, making disputes cheaper and faster to resolve.
There will also be a new property portal where landlords must register their properties. Think of it as a database that links landlords, properties, and compliance records. It's meant to help councils identify rogue operators more easily.
So what does this mean for buy to let?
This is the question we get asked most. Is buy to let still worth it with all these changes?
Honestly, for professional landlords who maintain their properties and treat tenants fairly, these changes are more paperwork than they are a genuine threat. The tenants staying longer, paying market rent, and looking after the property isn't a new concept. This bill just codifies what good landlords were doing already.
Where it gets harder is for landlords who were relying on Section 21 as a backstop. If you had a problem tenant, you could always fall back on a no-fault eviction. That safety net is now gone, so tenant referencing and proper management become even more important.
Impact on mortgage lending
Some landlords worry that lenders will tighten criteria because of these changes. So far, the major BTL lenders haven't signalled any major shifts. Stress tests, ICR calculations and LTV limits are driven more by interest rates and affordability than by tenancy law.
That said, if you're applying for a BTL mortgage, lenders will still want to see that the rental income comfortably covers the mortgage payment. The calculation hasn't changed, even if the rules around tenancies have.
What should landlords do now?
- Review your tenancy agreements. Make sure everything is compliant before the new rules take effect. Your letting agent or solicitor should be on top of this.
- Get your properties up to standard. If there's deferred maintenance, now is the time. The Decent Homes Standard will have teeth.
- Tighten up your tenant referencing. Without Section 21 as a fallback, getting the right tenant in the first place matters more than ever.
- Talk to your broker about your portfolio. If the changes make you want to sell one property and reinvest in another, or restructure from personal to limited company, it's worth running the numbers now rather than reacting later.
The bottom line
The Renters' Rights Act isn't the death of buy to let. It's a shift in how the market works, and it favours landlords who were doing things properly in the first place. The ones who'll struggle are the ones who were cutting corners.
If you're thinking about what these changes mean for your portfolio, or whether now is the right time to buy, sell or remortgage, give us a ring. We'll give you an honest answer.