Renters’ Rights Act: What UK Landlords Need to Do Now

The UK rental market has undergone one of the biggest shake-ups in years, with the first major changes under the Renters’ Rights Act coming into force from 1 May.

For landlords across Lincolnshire and beyond, the reforms affect everything from tenancy agreements and rent reviews to evictions, tenant rights and compliance obligations. Whether you own a single buy-to-let property or manage a larger portfolio, understanding the changes now is essential.

At ChoiceMortgages UK, we work closely with landlords and property investors throughout Stamford and the surrounding areas, helping them navigate an evolving buy-to-let market with confidence. Here’s what the latest legislation means in practice — and the key steps landlords should be taking now.

Fixed-Term Tenancies Are Being Replaced

One of the most significant changes is the move away from traditional fixed-term tenancy agreements. Instead, all assured tenancies will become periodic, often referred to as “rolling” tenancies.

This means tenants will be able to give two months’ notice at any stage, providing greater flexibility for renters but potentially creating more uncertainty for landlords.

Existing fixed-term agreements will automatically convert to periodic tenancies once the legislation takes effect.

What landlords should do now

• Speak with current tenants about their future plans and encourage open communication around notice periods.
• Ensure tenants receive the Government’s required information notice before the deadline.
• Put clear written tenancy terms in place if you do not already have them.
• Strengthen tenant referencing procedures for new lets to reduce turnover risk.
• Keep properties in excellent condition, particularly around issues such as damp and mould, which are expected to face increased scrutiny under the new rules.

For buy-to-let landlords, maintaining stable long-term tenancies may become even more important for protecting rental income and mortgage affordability.

Section 21 Is Being Abolished

The removal of Section 21 “no-fault” evictions is another major reform.

Going forward, landlords will only be able to regain possession using revised Section 8 grounds, which require a valid legal reason for eviction. In many cases, notice periods will also increase.

For example, landlords dealing with rent arrears may face longer waiting periods before action can begin.

What landlords should do now

• Familiarise yourself with the updated Section 8 grounds and notice requirements.
• Review financial contingency plans and maintain stronger cash reserves where possible.
• Plan carefully if you may wish to sell a rental property in the future, as restrictions will apply to repossession for sale purposes.
• Make sure the latest legal notice forms are always used correctly.

These changes may increase the importance of financial planning for landlords, especially those with highly leveraged portfolios or variable-rate buy-to-let mortgages.

New Restrictions on Rent Increases

Under the new legislation, landlords will only be able to increase rent once every 12 months using a formal Section 13 process.

Any rent review clauses currently included in tenancy agreements will no longer apply.

Rent increases must also reflect fair market value, giving tenants more power to challenge excessive rises.

What landlords should do now

• Remove outdated rent review clauses from future tenancy agreements.
• Keep accurate records of previous rent increases.
• Review local market rental values carefully before proposing increases.
• Factor annual-only rent reviews into long-term budgeting and mortgage planning.

For landlords reviewing profitability, now may also be a sensible time to reassess mortgage products, borrowing costs and overall investment strategy.

Tighter Rules Around Tenant Selection

The Renters’ Rights Act will also introduce stricter rules around discrimination and rent advertising.

Landlords will no longer be able to advertise blanket bans on tenants with children or those receiving benefits. In addition, rental bidding wars will effectively be banned.

What landlords should do now

• Remove phrases such as “No DSS”, “No benefits” or “No children” from property adverts.
• Ensure advertised rental prices are realistic and sustainable.
• Establish a fair and transparent tenant selection process.

The changes are designed to create a more consistent and accessible rental market, but landlords will need to adapt their processes accordingly.

Tenants Will Have Greater Rights to Keep Pets

Another headline reform is the increased right for tenants to request permission for pets.

Landlords will still be able to refuse requests where there is a valid reason, such as property suitability, but blanket “no pets” policies will become harder to justify.

What landlords should do now

• Remove “no pets” wording from advertisements where appropriate.
• Update tenancy agreements to include clear pet clauses and responsibilities.
• Consider practical improvements that make properties more pet-friendly.
• Explore suitable insurance options for pet-related damage.

Penalties for Non-Compliance Are Increasing

The financial risks of getting things wrong are also increasing significantly.

Maximum civil penalties for landlords are rising, and councils will have stronger enforcement powers, including penalties for illegal evictions. Rent Repayment Orders are also becoming more severe.

What landlords should do now

• Review all tenancy management procedures carefully.
• Stay informed about future phases of the legislation.
• Consider whether self-management remains practical under the new regulatory environment.
• Seek professional advice where necessary to remain compliant.

What This Means for Buy-to-Let Landlords

While the Renters’ Rights Act introduces new challenges, it also reinforces the importance of professional management, financial planning and long-term investment strategies.

For many landlords, now is an ideal opportunity to review:

• Buy-to-let mortgage arrangements
• Portfolio profitability
• Fixed versus variable mortgage rates
• Cash flow resilience
• Future property investment plans

At ChoiceMortgages UK, we support landlords across Stamford and the wider region with tailored mortgage advice designed around changing market conditions and legislation.

Whether you are refinancing, expanding your portfolio or reviewing your current borrowing arrangements, our experienced team can help you make informed decisions in a rapidly evolving rental landscape.