Four Weeks After the Renters Rights Act: What Every Landlord Needs to Know

Four Weeks After the Renters Rights Act: What Every Landlord Needs to Know

It's now been four weeks since the Renters Rights Act came into force, marking one of the most significant changes to the private rented sector in recent years. We spent months preparing for the changes ahead of the first deadline of 31st May, ensuring all of our managed properties were fully compliant. We've also worked closely with a number of self-managing landlords, helping them understand the new requirements and make the necessary changes to their tenancies.

While there has understandably been a lot of uncertainty surrounding the new legislation, we're finding that the same questions are cropping up time and time again. We've pulled together the five most common questions we're currently being asked by landlords.

1. I want to give my tenant notice so I can sell the property. Is it still two months' notice?

No. One of the biggest changes introduced by the Renters Rights Act is the abolition of Section 21 notices, often referred to as "no fault" evictions.

All possession notices are now served under Section 8, with most notice periods increasing to four months. If you wish to sell your property, you will need to serve a Section 8 notice under Ground 1A, providing your tenant with four months' notice. As with all possession matters, it's important to ensure the correct grounds are used and the appropriate procedures are followed to avoid delays.

2. Do I have to accept pets now?

Not necessarily, but landlords can no longer refuse pet requests without reasonable grounds.

Under the new legislation, tenants have the right to request permission to keep a pet in the property. Landlords must consider each request and provide a response within 28 days.

Examples of reasonable grounds for refusal might include:

· The property being unsuitable for the type of pet requested (for example, a large dog in a second-floor flat with no outdoor space).

· Restrictions within the property's lease prohibiting pets.

· Other genuine property-specific concerns that can be justified.

The key point is that blanket "no pets" policies are no longer acceptable without a valid reason.

3. Can I still increase the rent?

Yes. Landlords retain the ability to increase rents, but there are now tighter controls around how and when this can be done.

Rent increases are:

· Limited to once every 12 months.

· Required to reflect the market rent for the property.

· Served using a Section 13 notice.

· Subject to a minimum notice period of two months.

Tenants also have the right to challenge a proposed increase through a tribunal if they believe it exceeds the market rate. For landlords, this makes regular rent reviews more important than ever, helping to avoid significant adjustments becoming necessary further down the line.

4. I don't want to rent to tenants with children. Is that allowed?

In most cases, no. The new legislation strengthens protections against discrimination, meaning landlords cannot refuse applicants simply because they have children.

The only likely exceptions are where the property is genuinely unsuitable for children, such as:

· Certain studio flats.

· Some Houses in Multiple Occupation (HMOs) with shared facilities.

· Properties where specific legal or licensing restrictions apply.

For the vast majority of rental properties, decisions should be based on suitability and affordability rather than family status

5. Do I need to issue a new tenancy agreement?

No. There is currently no legal requirement for landlords to issue new tenancy agreements following the introduction of the Renters Rights Act.

However, all tenants should have received the government-issued information sheet before the 31st May deadline. This should have been provided either by the landlord or their managing agent. Some landlords are considering issuing updated tenancy agreements that reflect the new legislation, and there can certainly be benefits to having a clear, up-to-date document that accurately sets out the rights and responsibilities of both parties.

Landlords should be aware that issuing a new tenancy agreement can have implications. In particular, you may be unable to serve notice to sell the property or move back into it for a period of 12 months following the start of the new tenancy.

Before making any changes, it's worth seeking professional advice to ensure you're making the right decision for your circumstances.

Looking Ahead

There have been numerous changes to lettings legislation over the last 15 to 20 years and, as with any major reform, the initial adjustment period can feel daunting. Our view is that, over time, the industry will adapt and many of these changes will simply become part of the normal lettings landscape. There are still excellent opportunities for investment in residential property, and well-maintained homes owned by responsible landlords will continue to be in strong demand.

For landlords, keeping up with legislation and compliance requirements is becoming increasingly complex. Working with a professional managing agent can make a significant difference, helping you remain compliant, protect your investment and remove much of the day-to-day stress of managing a tenancy.

If you have questions about how the Renters Rights Act affects your property or would like advice on becoming compliant, our team would be happy to help.