The RRA – protecting tenants without driving responsible landlords out of the market – Stinton

That’s a welcome step for people looking for a bit more clarity when they rent a home.

The changes are big. Section 21 ‘no-fault’ evictions will end, tenancies will become open-ended, rent increases will be limited to once per year, and advance rent will be capped at one month.

For tenants, that should mean a little more peace of mind. But it’s also important that the changes are introduced carefully. Responsible landlords can’t be pushed out of the market – because that will have a knock-on effect for tenants.

Clear gains for tenants

There are a number of big wins for tenants. Bidding wars will be banned, and discrimination against families or those receiving benefits will be outlawed. Tenants will also be able to request a pet, which landlords will need to consider fairly.

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Property standards are also set to improve over time, with reforms aimed at tackling damp, mould and safety hazards.

Of course, the vast majority of responsible landlords are already on top of maintaining their properties. They care about offering a fair and comfortable home for their tenants. They work hard to do the right thing by their clients and by their business.

But in the rare event where a property isn’t up to standard, these measures should help make homes safer and give tenants more confidence in their rights.

Supporting landlords through change

At the same time, landlords are already dealing with growing costs and more complex regulations. Changes to mortgage interest tax relief, higher stamp duty on additional properties, energy performance certificate (EPC) requirements and changes to dividend tax rates have all added pressure in recent years.

The act adds to that strain. Many landlords are already spending between 25% and 45% of their gross rental income on running costs. At a time when many people are already feeling the pinch, the costs stack up.

That’s leading some landlords to review their portfolios or pause future investment. Over time, that could reduce the number of homes available to rent and place more pressure on rents. That would make it harder to improve affordability for the very people these reforms are designed to support.

Why balance matters

A healthy rental market depends on balance. Smaller landlords have local knowledge and can offer a more personal approach. That’s an important part of the market, and it can work hand in hand with larger institutional providers to give renters a wide selection of options.

But smaller landlords are more vulnerable to abrupt changes in the market. If you want to protect this key part of the sector, you need to protect that balance. The right choice, quality and long-term stability across the sector is all part of keeping a market healthy and competitive.

Clear guidance and realistic timelines are really important too. Landlords need clear information so they can plan ahead and meet the new requirements on time. And tenants need guidance too, so they can know their rights and how to make the best use of the act’s provisions.

Brokers are also dealing with a more complex market. Affordability, lending criteria and long-term investment decisions are all changing. Better education, clear communication and a phased approach will help everyone adapt to the new rules.

Achieving a successful transition

The Renters’ Rights Act could improve the private rental sector in meaningful ways.

But for that to happen, tenant protections need to be matched by a framework that also supports responsible landlords. The fact is that many landlords are already focused on doing the right thing at a time when profit margins are already tight.

With the right guidance and a balanced approach, the UK’s rental sector can adapt to work for everyone.

That’s the best way to protect supply, support choice and make sure the Renters’ Rights Act can deliver on its promise for a healthier and fairer market for all.