Renters’ Rights Bill has now received Royal Assent, with some welcoming its emphasis on professionalisation while others warn the uncertainty over its implementation threatens investment.
The Renters’ Rights Act has officially received Royal Assent in what is England’s most significant overhaul of the private rented sector in almost 40 years. The property industry’s reactions show there is a clear split, though: those applauding the raising of standards, such as the Law Society, Guild of Property Professionals, and several major letting agencies, who see the opportunity in the professionalisation of the rental sector. Others, however, such as institutional investors and landlord representative bodies, including the British Property Federation and National Residential Landlords Association, warn that the uncertainty over the Bill’s implementation and issues with court capacity risk destabilising the rental market and deterring investment.
The rental market’s 2.3 million landlords now face a minimum six-month transition period, with most of the Bill’s provisions expected to take effect around the first quarter of 2026, although the precise timings are still unclear.
The main changes ushered in by the bill include the abolition of Section 21 no-fault evictions, the replacement of fixed-term tenancies with open-ended agreements, and the introduction of tougher property standards under the updated Decent Homes Standard. It also paves the way for a national landlord register and a private rented sector ombudsman and extends Awaab’s Law to private landlords.
A warm welcome
Mark Evans, president of the Law Society of England and Wales, offered an unequivocally positive view of the changes: “We welcome the Renters’ Rights Bill that became law as it helps level the playing field between tenants and landlords.”
He also reserved particular praise for the decision to stop landlords asking for more than one month’s rent upfront, noting this “helps make renting fairer and more accessible for prospective tenants.” However, he stressed that “for this Act to be successful, the government must now invest in the courts to ensure they can handle the expected rise in contested hearings.”
Paul Offley, Compliance Officer at estate agent network, The Guild of Property Professionals, welcomed “measures that promote fairness, transparency, and accountability for both tenants and landlords,” arguing that “good agents and landlords who already operate to high professional standards have nothing to fear from these changes—in fact, this legislation should help level the playing field and drive out poor practices that damage the reputation of the sector.”
Lucy Jones, COO of Lomond, one of the UK’s largest property management groups, described the Act as “the biggest shift in the private rental sector in a generation, marking a significant step forward in creating a more professional and transparent industry.”
Voices of concern
Kate Butler, Assistant Director at the British Property Federation, summed up institutional investor concerns: “The Renters’ Rights Bill will see a significant overhaul of the private rented sector, but despite Royal Assent, there are still too many unanswered questions.” Butler, whose organisation represents major institutional investors, warned that “a lack of clarity on timings risks destabilising the market and deterring landlord investment.” The BPF’s biggest concerns centre on the courts’ ability to manage increased caseload from abolishing Section 21 evictions and the First-Tier Tribunal’s capacity to handle rent increase claims.
Ben Beadle, Chief Executive of the National Residential Landlords Association, stressed: “This is the most significant shake-up of the rental market in almost 40 years, and it is imperative that the new systems work for both tenants and responsible landlords.” He called for the government to “engage meaningfully with those providing the homes so desperately needed, to ensure implementation of the Bill is realistic and aligns with the practicalities of the market.”
The pragmatic middle ground
Marc von Grundherr, Director of London estate agent, Benham and Reeves, has a more balanced view: “The Renters’ Rights Act brings to an end years of uncertainty, but in doing so it opens a new chapter of compliance and complexity for landlords. While it’s positive that we now have clarity, the path to full implementation will not be a straightforward one.”
Grace Milham, Group Operations Director at estate agents, The Property Franchise Group, has taken a very pragmatic approach to the changes, saying her company is “well advanced in our rollout plan, helping our network of agents prepare for the smooth and effective delivery of the forthcoming changes. There are 14 key areas of change for landlords, and we have not underestimated the scale of work required.”
Dr Neil Cobbold, Commercial Director at estate agency tech platform Reapit, suggests letting agents will be taking a bigger role as “those part-time landlords who make up the majority of the sector will struggle to cope alone.”
Timothy Douglas, Head of Policy and Campaigns at estate agency body, Propertymark, provides some practical clarity: “Despite the legislation receiving Royal Assent on 27 October 2025, not all the measures come into force straight away. Initially, from the end of December, local authorities will have greater investigatory powers and laws outlawing discrimination will commence.”
He adds that he is continuing to “work with the UK Government on further implementation dates, ensuring there is capacity in the courts system and a smooth transition to periodic tenancies and evidence-based grounds for eviction.”
