The private rented sector in England is on the cusp of its most significant legislative overhaul in decades. The proposed Renters Reform Bill, now rebranded or superseded by the Renters’ Rights Bill, aims to shift the balance of power in favour of tenant protections, while imposing new obligations and constraints on landlords.

For landlords who wish to stay ahead, this change is not merely a legal technicality as it affects how we reference tenants, manage tenancies, serve notices, maintain and management your property as well as how we handle disputes. In this article, we explain the key reforms, the challenges and opportunities for landlords, and how VitalSpace Estate Agents can support you through the transition.

The first sections of the Renters’ Rights Act will come into force in England two months after Royal Assent, on 27 December 2025.

So….what’s changing?

Below is a summary of the most material changes in the Renters’ Rights / Reform proposals and how they could affect your landlord business:

Section 21 Evictions (“No-Fault” Evictions)

Abolition of Section 21: landlords will no longer be able to evict tenants without reason. You must rely on specific possession grounds (reformed Section 8 or equivalent). Incorrect grounds or procedural mistakes may lead to delays or refusal of possession.

Tenancy Structure

Fixed-term assured shorthold tenancies are to be phased out; new tenancies will be periodic (rolling) by default. For landlords, this means there is less certainty of an end date and more exposure to tenant notice. For landlords, this will mean that financial forecasting and cashflow prediction will need adjustment.

Rent Increases & Rent Control

Landlords can increase rent only once per year and must serve at least 2 months’ notice via a statutory mechanism (e.g. s.13 equivalent). Tenants may challenge rent increases via tribunal. Rent increases must be carefully justified and documented. The possibility of tribunal challenges will place greater scrutiny on how you set new rent levels.

Private Rented Sector (PRS) Database & Registration

All landlords must register properties in a central digital database. Non-registration may prevent our landlords from possession claims. As a landlord, you will need to keep your details updated and manage annual registration fees.

Decent Homes Standard & Repair Obligations

The Decent Homes Standard will be extended to the private sector; responses to hazards such as damp and mould will tighten. Maintenance regimes must ramp up. Noncompliance may prevent you from obtaining possession, incur penalties, or be challenged by tenants or authorities.

Tenant Rights & Anti-Discrimination

Landlords cannot refuse tenants because they are on benefits or have children; tenants have stronger rights to request pets (which can’t be unreasonably refused). Be ready to assess pet requests case-by-case. Ensure your tenancy criteria avoid discriminatory bias.

Possession Grounds & Tribunal Safeguards

More robust and tiered grounds for landlord repossession will be defined, and courts may be prevented from granting possession if a landlord fails to comply with obligations (e.g. database registration, property standards). Possession claims will require higher evidentiary burden. Ensure paperwork, inspections, notices, and compliance records are meticulous.

Transitional / Retrospective Application

The reforms will apply not only to new tenancies but also retrofit many provisions to existing contracts. Existing tenancies may need reviewing or adjustment. You can’t assume “grandfathering” in many cases.

Limits on Rent in Advance / Deposit & Fees

The bill may restrict how much rent you can demand upfront (e.g. no more than one month’s rent in advance) and refine deposit / fee rules. Expect tighter cashflow between move-in and ongoing rent. Review how your deposit and payment policies align with the new constraints.

The full details and timing are still unfolding, and implementation of many parts will depend on secondary regulations, commencement orders, and guidance from government agencies.

How VitalSpace help landlords adapt & stay ahead

At VitalSpace, we believe these changes, while complex, represent a shift toward professionalism, stability, and clarity. But navigating them successfully requires experience, diligence, and the right systems. Here’s how VitalSpace is preparing and supporting landlords through the transition:

• Proactive Property Management & Compliance Oversight – We continuously audit and monitor property conditions, compliance with safety standards, repair timelines, and tenant communications — to ensure your portfolio is ready when the new rules land.
• Evidence-Driven Record Keeping – We use digital tools (photographic inventories, digital audit trails, maintenance logs) so that should a possession claim or dispute arise, we can present robust evidence. As industry bodies note, casual paper-based records will no longer suffice.
• Strategic Tenancy Advice – We help structure new tenancies — even in a periodic regime — to balance flexibility with predictability. We also advise existing landlords on how to adapt current agreements.
• Rent Review Strategy & Justification – We support you in preparing rent increase proposals that align with market data, written notice requirements, and defenses in case of tribunal challenge.
• Regulatory & Legislative Update Monitoring – We stay abreast of secondary regulations, statutory commencement orders, guidance documents, and case law so you don’t have to. We translate changes into actionable steps for you.
• Tenant Relations & Communication – Under this new regime, clear communication, dispute avoidance, and responsiveness will be more important than ever. We often act as intermediary to preempt issues escalating into legal disputes.
• Exit Planning & Portfolio Analysis – If some units become unviable due to compliance or cost pressures, we assist with exit strategies, refinancing, or repositioning properties. By partnering with VitalSpace, you gain a local, experienced agent who is more than just a marketing and lettings provider — we are your compliance partner through a time of dynamic change.

Whats should Landlords do now?

Are you keen to get ahead of the forthcoming changes to the legislation?

To get ahead of the curve, download our practical checklist by clicking the button below.

Download our Pre-Implementation Checklist

Our thoughts

The Renters Reform / Rights legislation will reshape the landlord-tenant relationship in profound ways. While many of the reforms place new constraints on landlords, they also underscore a shift toward professionalism, clarity, and accountability in the private rented sector.

For proactive landlords, this is not a moment to retreat — but a moment to rise to higher standards, adopt better systems, and lean on expert partners to mitigate risk and seize opportunity.

If you’re a landlord who wants to ensure compliance, protect your investment, and navigate this shift confidently, VitalSpace Estate Agents are here to support you every step of the way.

Contact us for a consultation or to review your portfolio readiness.