Property industry reaction to Renters’ Rights Act

The Renters’ Rights Act has now officially received Royal Assent, the biggest piece of legislation in more than 30 years for the private rented sector.

Property experts warn the huge change will bring challenges for landlords and letting agents, as the government is expected to set out the timeline for the bill in the coming weeks.

Industry reaction

Timothy Douglas, head of policy and campaigns at Propertymark, said: “The Renters’ Rights Act introduces significant changes to the private rented sector in England.

“Despite the legislation receiving Royal Assent on 27 October 2025, not all the measures come into force straight away. Initially, from the end of December, local authorities will have greater investigatory powers. Propertymark has provided a comprehensive toolkit of resources to support members to understand the changes, as we continue to work with the UK government on further implementation dates, ensuring there is capacity in the courts system and a smooth transition to periodic tenancies and evidence-based grounds for eviction.”

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.”

David Smith, property litigation partner from Spector Constant & Williams, says some limited provisions will come in December.

He said: “The Renters’ Rights Bill gaining Royal Assent is an important milestone, but it’s crucial to understand that most of the new law is not yet in effect. While the Act is now on the statute books, the practical changes for landlords, agents and tenants will only follow once further regulations are made, which cannot happen in less than 28 days.

“Some limited provisions will take effect automatically on 27 December 2025, including new investigatory and reporting powers for local authorities and a new duty not to discriminate against tenants with children or those receiving means-tested benefits.

“That last change will have the most immediate impact. Letting agents and landlords should use the time now to review their policies and ensure staff training is in place before the new rules come into force.”

Sián Hemming-Metcalfe, operations director at Inventory Base, said: “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, said: “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.”

Colleen Babcock, Rightmove’s property expert, said: “The majority of landlords are looking to stay in market and even grow their portfolios which is positive for tenants, but there are clearly challenges for those looking to invest in rental property.

“Continued high mortgage costs mean that landlords need to make sure that the numbers still add up when investing in rental property. Landlords who were considering selling up over the next year told us that legislation changes were their biggest source of frustration. The government needs to consider this when setting its policy agenda over the next twelve months, otherwise we may see more landlords choose to leave the sector which will be to the detriment of tenants.”

Isobel Thomson, chief executive of SafeAgent, the UK’s largest not-for-profit accreditation scheme for lettings and management agents, says: “Landlords will inevitably be concerned about the implementation of the Renters’ Rights Act and the effect the reforms will have on their property portfolios.

“As long as landlords engage the support and services of a professional agent who is fully up to speed with compliance and processes, they will be well supported through the implementation phase. There is a lot of detail still to come as well as a clear timeline for the introduction of the measures contained in the Act. Landlords can be assured that in using an agent they will guided by professionals who know what they are doing and can advise accordingly.

“As far as agents are concerned, we would advise focusing on the actual detail when it is issued by government, including timeframes for implementation.

Lucy Jones, COO, Lomond, said: “The Renters’ Rights Act represents the biggest shift in the private rental sector in a generation, marking a significant step forward in creating a more professional and transparent industry. These reforms bring greater clarity and protection for landlords and tenants while also encouraging higher standards and consistency across the industry.

“As letting agents who already operate at the highest standard, we see this as a positive opportunity to support both landlords and tenants through a period of adjustment to the new legislation.

“For landlords, this legislation introduces new responsibilities, and many may be daunted by the evolving landscape. With many changes coming into practice around tenancy agreements, possession, rent increases and property standards, expert guidance will be critical to navigating the new status quo.”