The Renters’ Rights Act: A Practical Guide for Landlords
The Renters’ Rights Act represents the biggest change to the private rented sector in England in a generation. Designed to improve standards and provide greater security for tenants, the Act also introduces new responsibilities and risks for landlords.
This guide explains what’s changing, when it comes into force, and how landlords can protect themselves, particularly through proper documentation and property inventories.
What Is the Renters’ Rights Act?
The Renters’ Rights Act will be introduced in stages. While the Act is now law, the government has confirmed that key tenancy reforms are expected to come into force from 2026, with further measures implemented over time. Exact commencement dates will be confirmed through secondary legislation.
Key Changes Landlords Need to Know
1. Section 21 Evictions Are Abolished
Landlords will no longer be able to regain possession using a Section 21 “no-fault” eviction.
Instead, possession must be sought using specific legal grounds, such as:
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Selling the property
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Moving back in
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Serious rent arrears
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Breach of tenancy terms
This means landlords must now evidence their case more carefully when seeking possession.
2. All Tenancies Become Periodic
Fixed-term Assured Shorthold Tenancies will be phased out.
All new tenancies will automatically become open-ended periodic agreements, continuing until the tenant or landlord ends them lawfully.
Tenants will be able to leave with two months’ notice, while landlords must rely on valid possession grounds.
3. Limits on Rent Increases
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Rent can only be increased once per year
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At least two months’ notice must be given
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Tenants can challenge increases they believe exceed market value
This increases the importance of clear rent documentation and market evidence.
4. Restrictions on Rent in Advance
Landlords will no longer be able to demand excessive rent upfront.
Rent in advance is capped at no more than one month’s rent, improving affordability but reducing financial buffers for landlords.
5. Stronger Enforcement & Penalties
Local authorities are granted expanded powers, including:
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Requesting documents and records
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Issuing higher fines for non-compliance
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Taking enforcement action against repeat offenders
Good record-keeping is no longer optional — it’s essential.
Why Property Inventories Matter More Than Ever
Under the Renters’ Rights Act, disputes are more likely to be scrutinised by tribunals, councils, or an Ombudsman. In this environment, a professional inventory becomes one of the landlord’s most valuable protections.
1. Clear Evidence of Property Condition
A detailed inventory provides an objective record of:
Without this evidence, landlords may struggle to defend claims relating to damage, disrepair, or deposit deductions.
2. Supporting Deposit Deductions
Tenants’ rights around deposits are strengthened.
If a dispute arises, deposit schemes rely heavily on inventories to decide outcomes.
A professional check-in report significantly improves the likelihood of:
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Fair deposit deductions being upheld
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Disputes being resolved quickly
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Avoiding costly escalation
3. Preparing for Higher Property Standards
As the government moves towards applying a Decent Homes Standard to the private rented sector, inventories help demonstrate that a property met required standards at the start of the tenancy.
This can be vital if landlords face:
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Disrepair claims
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Enforcement inspections
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Retrospective complaints
4. Protection for Both Landlord and Tenant
A fair, independent inventory protects everyone involved:
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Landlords gain evidence and clarity
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Tenants know exactly what condition they’re responsible for returning the property in
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Letting agents reduce liability and disputes
Best Practice for Landlords Under the New Rules
To stay compliant and protected, landlords should:
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Use clear, up-to-date tenancy agreements
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Keep written records of rent changes and notices
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Commission professional inventories and check-ins
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Carry out regular, documented inspections
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Retain compliance documents in an organised manner
Final Thoughts
The Renters’ Rights Act doesn’t mean landlords can’t protect their investment — but it does raise the standard of evidence expected.
Using professional property inventory services at the start and end of a tenancy, alongside accurate records and proactive compliance, is no longer a “nice to have”. For landlords operating in a more regulated rental market, detailed inventories are an essential tool for protecting deposits, reducing disputes and demonstrating compliance across property inventory services across London, including East London and South East London.
