Apr 26
Matthew Hill, Head of Dispute Resolution at Raworths, looks at the impact of the Renters’ Rights Act 2025.
From 1 May 2026, the way landlords operate in the private rented sector will change fundamentally. I’ve been speaking to many clients across Yorkshire and beyond, and there’s a clear sense that the Renters’ Rights Act 2025 represents one of the most significant shifts in landlord responsibilities in decades.
At its heart, the Act is designed to give tenants greater security and stability. But for landlords, it introduces a new reality; one that demands more planning, tighter compliance and a more professional approach to managing property portfolios.
The headline change is the abolition of so-called “no fault” evictions. From 1 May 2026, landlords will no longer be able to rely on Section 21 notices to regain possession of a property. Instead, possession will only be possible where specific statutory grounds apply – such as selling the property or moving in a close family member. While this doesn’t remove a landlord’s ability to recover their property, it does mean that every decision must now be more carefully justified and documented.
Alongside this, fixed-term tenancies will effectively disappear. All tenancies will become rolling arrangements, giving tenants the flexibility to leave with notice at any time. For landlords, this creates a very different dynamic. The certainty that once came with a fixed term is replaced by a more fluid arrangement, requiring a longer-term mindset when it comes to income planning and property use.
Another key change is around rent. Increases will be limited to once per year and must follow a prescribed process. Practices such as rental bidding or requesting large amounts of rent in advance will be banned. For many landlords, particularly in high-demand areas, this represents a shift in how rental value is achieved and maintained. It reinforces the need to think strategically about pricing, rather than relying on market pressures alone.
What I’m hearing most often from landlords is concern about control. There is a feeling that managing properties will become more complex, more regulated and potentially more costly. That concern is not unfounded. Local authorities will have stronger inspection powers and the ability to impose higher financial penalties. There is also a clear direction towards greater oversight, including a new landlord ombudsman and a central database for the private rented sector.
All of this points to a single conclusion: compliance is no longer a background task; it is central to being a landlord. The risks of getting it wrong are significant. Failing to comply with the new rules could mean being unable to regain possession of a property, facing fines, or even being subject to rent repayment orders. For landlords who have historically taken a more informal approach, this will require a step change in how they operate.
There are also practical steps that need immediate attention. For example, landlords will be required to provide tenants with a government-issued information sheet explaining the new tenancy system. This must be done within a specific timeframe, and failure to do so could have serious consequences. It’s a relatively simple requirement, but one that highlights how detail matters under the new regime.
So where does this leave landlords today? The most important thing is to act now. This is the time to review tenancy agreements, check compliance records and take a fresh look at property portfolios. Landlords should currently be thinking about how they will manage longer-term tenancies, what grounds they may rely on in future to regain possession, and how their processes for rent increases and tenant communication need to evolve.
For some, particularly smaller or accidental landlords, these changes may feel overwhelming. The increased administrative burden and potential for delays in resolving issues could make letting property less attractive. But for those willing to adapt, there is also an opportunity to operate more professionally and build more stable, long-term relationships with tenants.
Ultimately, the Renters’ Rights Act is about rebalancing the sector. Whether it achieves that aim remains to be seen. What is clear, however, is that the role of the landlord is changing and those who recognise this, and prepare accordingly, will be in the strongest position to navigate what comes next.
This article first appeared in the Yorkshire Post on 30 April 2026
The information and any commentary contained in this briefing is for general information purposes only and does not constitute legal or any other type of professional advice.
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