The Renters' Rights Act is being introduced in phases, with different provisions coming into force at different times. While some measures may already apply, others will take effect over the coming months and years.

Understanding how these changes affect existing tenancies compared to new ones will help you stay compliant while maintaining stability across your portfolio.

Immediate and early changes affecting tenancies

Some provisions are expected to apply across both new and existing tenancies once implemented.

For example, proposed property condition requirements, including alignment with the Decent Homes Standard in the private rented sector, are expected to apply to all properties regardless of when a tenancy began. Landlords should begin assessing properties now to ensure they meet anticipated minimum standards.

Similarly, reforms aimed at strengthening tenant protections, particularly around repairs and property maintenance, are expected to give tenants clearer routes to challenge delays or poor conditions. Preparing for more robust enforcement now will reduce risk later.

Discrimination protections

The Act is expected to prohibit blanket bans on tenants in receipt of benefits or those with children.

While the exact enforcement framework will depend on final regulations and guidance, landlords should review current letting practices to ensure they align with the direction of travel and avoid policies that could soon become unlawful.

Section 21 abolition

One of the most significant reforms is the removal of Section 21 no fault evictions.

This change is expected to take effect following full implementation of the Act, currently anticipated during the broader rollout period. Transitional arrangements are likely, meaning some existing tenancies may temporarily retain Section 21 rights before the system fully shifts.

Over time, all landlords will need to rely on specific legal grounds for possession such as selling the property, moving in, or addressing rent arrears. Familiarising yourself with these grounds now will make the transition smoother.

Fixed term tenancy changes

Under the proposed system, fixed term tenancies will no longer be the default structure.

Existing fixed term agreements are expected to run until their natural end date. After that, tenancies will typically move onto periodic rolling arrangements rather than renewing for another fixed term.

Landlords should begin preparing for this shift, particularly if multiple tenancies are due to expire in the near future.

Rent increase reforms

The Act is expected to introduce limits on how and when rent can be increased.

In most cases, rent increases will be restricted to once per year using a standardised process. These changes may apply to existing tenancies after transitional periods, depending on how implementation is phased.

Adopting consistent, well documented rent review practices now will help avoid issues once the new rules are fully in place.

Deposit protection

Deposit protection requirements are not expected to change significantly, and existing obligations will continue.

However, proposals include faster return timelines and clearer expectations around evidence for deductions when tenancies end. Reviewing your current processes will help ensure compliance when these updates take effect.

Tenancy agreement terms

Existing tenancy agreements will remain valid, but any terms that conflict with new legal protections are expected to become unenforceable once the relevant provisions are in force.

This may include clauses relating to multiple annual rent increases, restricted notice periods, or other conditions that do not align with the new framework.

Reviewing agreements now will help you identify and address potential issues early.

Communication with existing tenants

Keeping tenants informed about upcoming changes can help prevent misunderstandings and build trust.

Consider providing clear updates on how the reforms may affect their tenancy, what happens when fixed terms end, and any changes to processes such as rent reviews or repairs.

Proactive communication demonstrates professionalism and reduces the likelihood of disputes.

Managing mixed portfolios

If you manage a mix of new and existing tenancies, different rules may apply at different times.

Creating systems to track tenancy start dates and applicable regulations will help ensure compliance. However, many landlords may find it simpler to standardise practices across their portfolio where possible, particularly where new rules represent an improvement in tenant experience.

Preparing for full implementation

Over time, all tenancies are expected to operate under the new system.

Rather than managing complex transitional arrangements indefinitely, landlords should begin aligning their processes with the future framework now. Taking a proactive approach will reduce disruption and position your portfolio for long term compliance.

Need help navigating the transition?
Contact us for guidance on managing your existing tenancies as the Renters’ Rights Act is rolled out.