The private rental sector in England and Wales has entered its biggest period of change in decades. With major parts of the Renters’ Rights Act expected to reshape how tenancies operate, many landlords are reassessing how they manage risk, compliance, and long-term profitability.
For some, the reforms represent a long-overdue strengthening of tenant protections. For others, they add further pressure to a buy-to-let market already dealing with higher mortgage costs, reduced tax relief, stricter regulation, and increased stamp duty surcharges.
Either way, the direction of travel is now clear. The traditional approach of relying on fixed-term tenancies and Section 21 notices as a fallback option has come to an end. Landlords who adapt early are likely to be in a much stronger position than those who continue operating as though the old rules still apply.
The new changes include the abolition of Section 21 “no-fault” evictions, the move towards periodic tenancies, stronger rules around pets in rented homes, and tighter expectations surrounding property standards and repairs. The government has also confirmed plans to extend protections linked to Awaab’s Law into the private rented sector, placing greater emphasis on resolving serious hazards such as damp and mould quickly.
You can read a broader overview of the reforms in my guide to the Renters’ Rights Act 2025.
For landlords planning to remain in the market, preparation is becoming increasingly important, and these four areas deserve particular attention.
Invest in stronger financial protection
One of the biggest practical consequences of the reforms is the removal of Section 21 evictions. Landlords now need to rely on specific legal grounds under Section 8 to regain possession of a property.
That does not mean landlords lose all rights to recover their property. Section 8 grounds include serious rent arrears, anti-social behaviour, or situations where the landlord intends to sell or move into the property themselves. However, the process has become more evidence-heavy and, inevitably, slower where disputes arise.
This is why rent guarantee insurance is increasingly seen as an essential safeguard rather than an optional extra. Policies often cover unpaid rent and some legal costs linked to possession proceedings, although the level of cover varies between insurers.
Landlords should pay close attention to policy conditions before purchasing cover. Many insurers require robust referencing checks to have been completed before the tenancy began, and some policies exclude certain categories of tenant or specific circumstances.
Adding a guarantor agreement can also reduce financial exposure, particularly where tenants have limited credit history or variable income. Any guarantor arrangement should be properly documented and drafted to remain legally enforceable.
The National Residential Landlords Association (NRLA) has repeatedly highlighted the importance of financial contingency planning as the legal environment for landlords becomes more complex.
Improve tenant screening and referencing
As periodic tenancies become the default structure, choosing the right tenant from the outset becomes even more important.
Many landlords already carry out basic checks, but the new legal landscape means that reference-checking processes may need to become more thorough and consistent. Good tenant screening is not about unfairly excluding people; it is about ensuring affordability, reliability, and clear communication before a tenancy begins.
A sensible referencing process may include confirming employment details, reviewing income evidence, carrying out credit checks, and obtaining references from previous landlords where possible. An initial phone or video conversation can also help identify potential misunderstandings early and establish expectations on both sides.
At the same time, landlords must remain aware of discrimination law. Under the incoming reforms, landlords and agents cannot impose blanket bans on applicants simply because they have children or receive benefits. Decisions must be based on individual circumstances rather than broad assumptions.
Professional referencing services can help streamline the process, particularly for landlords managing multiple properties, but landlords who handle checks themselves should ensure records are stored securely and consistently.
For more information as to how tenancy rights can evolve over time, see my article: Do long term tenants have more rights?
Create a clear and practical pet policy
Another major shift is the stronger position tenants have when requesting permission to keep pets.
Under the reforms, landlords cannot unreasonably refuse a pet request. While this does not create an automatic right for every tenant to keep any animal, it does mean that landlords need clear, evidence-based reasons if they wish to refuse consent. For that reason, having a carefully drafted pet policy is crucial.
A good policy should explain expectations around cleanliness, supervision, noise, and damage. It should also set out what happens at the end of the tenancy, including cleaning standards where necessary. Clarity matters because vague agreements often become difficult to enforce later.
Equally important is the property inventory. Detailed check-in reports supported by dated photographs can make a substantial difference if disputes arise over damage. Courts and deposit schemes tend to place significant weight on clear evidence of the property’s condition before and after occupation.
Landlords may also wish to review their insurance arrangements. Some policies now offer optional cover for accidental pet-related damage, although terms vary considerably.
Importantly, landlords should avoid creating pet policies that are unnecessarily restrictive or inconsistent, as these will be harder to justify under the new framework.
Strengthen compliance and record keeping
Administrative organisation has always mattered in the rental sector, but the reforms make thorough record keeping even more important.
Where possession proceedings rely on Section 8 grounds, courts will expect strong documentary evidence. If a landlord claims rent arrears, anti-social behaviour, or property damage, they will need accurate records that can withstand scrutiny.
That means maintaining organised digital files containing inspection reports, photographs, rent schedules, maintenance records, and written communication relating to the tenancy. Even relatively small details can become important later if disagreements escalate.
Compliance documentation also remains critical. Landlords should ensure that gas safety certificates, electrical safety reports, Energy Performance Certificates, deposit protection requirements, and legally required information are all kept fully up to date.
Failure to comply with statutory obligations can undermine a landlord’s legal position and may restrict their ability to rely on certain possession grounds. Guidance from Shelter and the Government provides useful reference points for landlords reviewing their processes.
The broader reality is that the rental market is becoming increasingly documentation-driven. In practical terms, strong administration is no longer simply best practice; it is now central to effective property management.
Renters’ Rights Act landlords: Final thoughts
The Renters’ Rights Act represents a significant shift in the balance between landlords and tenants across England. While some landlords may decide the additional regulation is no longer worth the effort, others will adapt successfully by becoming more structured, more compliant, and more proactive.
The landlords most likely to navigate the transition successfully are not necessarily the largest portfolio operators. More often, they are the ones who understand the new rules early, communicate clearly with tenants, maintain strong records, and treat compliance as an essential part of protecting their investment.
In a more regulated rental market, preparation is rapidly becoming one of the most valuable assets a landlord can have.
This guide is based on general principles of English and Welsh law, is intended for informational purposes only, and does not constitute legal advice or establish a professional relationship.
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