.svg)
The Renters’ Rights Act is shaking up the rental market, and whether you’re an estate agent or a landlord, it’s time to pay attention.
This Act isn’t just another piece of legislation – it’s a major shift that rewrites the rules on tenancies, rent payments, and evictions.
So, what does this mean for you as a letting agent? More paperwork? More headaches? Maybe. But critically, more opportunities to stand out and support your landlords through these changes.
In this guide, we’ll break down what’s coming, how it affects your agency and landlords, and what opportunities you have to keep your business and clients ahead of the changes.
What is the Renters’ Rights Act?
The Renters’ Rights Act is a significant reform designed to make renting fairer and more transparent. It’s meant to protect tenants, raise housing standards, and give local councils more power to crack down on dodgy landlords.
Here’s a quick snapshot of the big changes:
- Bye-bye, fixed-term tenancies – Most tenancies will be periodic by default.
- Stricter rules on upfront rent – No more taking six months’ rent in advance.
- New rules on bidding wars – While you can’t encourage bidding, tenants can bid up to but not over list price.
- Eviction changes – Section 21 ‘no-fault’ evictions are gone, but Section 8 grounds are expanded.
- Local authorities get more teeth – They can now inspect and seize documents without a warrant.
- Landlords must meet Decent Home Standards – And if they don’t, hazards must be addressed within specific timeframes or landlords risk big fines.
- Redefining redress – Landlords will need to sign up to their own redress scheme in addition to the agency redress scheme your company already belongs to. Landlords will also need to register on a government database.
Sounds like a lot? It is, but with the right tools letting agents who grasp the details now will be the ones landlords turn to for guidance.
What letting agents need to know
While the changes the Renters’ Rights Act introduces are now law, they will be phased in over time as the government implements each measure. Agents have at least until December 2025 before the first changes are expected, giving the sector time to prepare.
No more fixed-term tenancies
- Most new tenancies will default to rolling (periodic) agreements.
- Tenants get more flexibility, but landlords get less security with tenants able to give two months’ notice at most times.
- What you need to do: Look at your fees structure: if you’ve based your income on tenancy renewals, you’ll need to explore other options. Look out for a new model tenancy agreement from the government here and prepare landlords for the shift.
Rent payment rules are changing
- Rent must be paid monthly or every 28 days – you cannot ask for lump sums in advance.
- No taking rent before an agreement is signed and the maximum you can request is one month's rent in advance once signed.
- What you need to do: Adjust rent collection policies and help landlords find alternative security measures.
Eviction & notice period overhaul
- Section 21 evictions? Gone.
- Section 8 has been expanded; new grounds now cover student lets and the rental property being sold. Landlords need to go to court to secure a Section 8 eviction unless the tenant leaves voluntarily.
- What you need to do: Speak to your landlords now, especially if their tenants are in arrears or if they have caused anti-social behaviour in the past. Make them aware of the changes, explain the lengths you go to in order to avoid evictions by encouraging prompt rent payment and good tenant behaviour. Finally, outline the support you can offer if an eviction is necessary.
Renting with pets? Get ready
- Landlords can’t say no to pets without a good reason.
- What you need to do: Outline the pet damage insurance policies on the market to your landlords to help reduce the risks to their property, and detail the inspection reports your agency offers to make sure any issues with the property are claimed for and repaired.
Local authorities have more power
- Councils can enter business premises (like letting agencies) without a warrant.
- Failure to comply? Expect hefty fines for your landlords and potentially your agency.
- What you need to do: Stay on top of property compliance. Ensure your tech helps you keep on top of all your gas, electrical and EPC certificates, any local or HMO licences and 'How To Rent' guides. Finally, advise landlords accordingly if any are due to expire.
Guarantor liability is changing
- If a tenant dies, guarantors won’t need to pay off any rent or arrears.
- What you need to do: Review guarantee agreements for landlords and adjust accordingly.
New rules on rental bidding wars
- Landlords and agents can’t accept bids over the listed price, but they can allow prospective tenants to bid up to the asking price.
- Be careful not to set an unrealistic rent though, as tenants can ask a tribunal to reduce it.
- What you need to do: Change marketing strategies, ensure you’re not under-pricing the property and manage landlord expectations.
Rent review clauses won’t work
- Any annual rent increases or rent reviews in your contracts are null and void.
- Rent can only be increased via a Section 13 notice, and only to market rate.
- What you need to do: When advising landlords on rent increases make sure they know the new process and explain that if they raise the rent too much the tenant could take them to a tribunal to have it reduced.
Enforcing the rights of renters
- Landlords will need to sign up for a new ombudsman, even if they use an agent to manage their property.
- Landlords will also need to register key property info on a new government property portal.
- What you need to do: Offer to help get your landlords registered on the new portal and advise them of their new redress requirements.
What this means for letting agents
More compliance but more opportunities
- Expect more paperwork (which are costs you should pass on to your landlords), new contracts, and tighter rent rules.
- Keeping up with compliance will be key to avoiding fines for your agency and clients.
Landlords will need your support more than ever
- This legislation could stress out landlords, so expect more questions, more concerns, and more handholding, but crucially more opportunities to demonstrate your knowledge and experience.
- Agents who help landlords navigate the changes will strengthen relationships and win more business.
New opportunities for agents
- Offer compliance check-ups – Landlords will need guidance on the new rules.
- Help landlords adapt to pet-friendly rentals – Offer insurance policies through a trusted partner to help reduce your landlord’s risk.
- Provide tenancy review services to ensure legal compliance – You can also charge for getting this vital compliance information onto the new government property portal.
- Share lists of rents from similar properties when serving a Section 13 notice – This helps demonstrate that any rent increases are in line with market rates, reducing the risk of getting tied up at a tribunal.
What should estate agents do now?
Train your team
- Make sure everyone knows the new tenancy rules.
- Train staff on updated rent collection, notice periods, and pet policies.
Keep landlords & tenants informed
- Send out newsletters, guides, and host webinars.
- Proactively address landlord concerns before they panic.
Get the tech in the right place
- Use PropTech tools to automate rent tracking and compliance checks.
- Platforms like Reapit are rolling out updates to help agents manage tenancy reforms.
Stay ahead of future changes
- While the Renters' Rights Act is law, it will take months and years for measures to be implemented across the sector.
- Keep up with industry updates so you’re never caught off guard.
We’ve been busy building tools to help you master the requirements of the Renters’ Rights Act, with several already live in the platform:
We’ll continue to evolve the platform to ensure agents have the tools and guidance they need to stay ahead of the Renters' Rights Act being implemented.
The Renters’ Rights Act is a big deal, but with the right approach, agents can turn these challenges into opportunities. By staying informed, training your team, and offering valuable landlord support, you can position yourself as a trusted expert in the evolving lettings space.
%20(1).png)
