The Renters’ Rights Bill is shaping up to be one of the most significant legislative changes to the private rented sector (PRS) in decades.
Expected to reach Royal Assent later this year and come into effect in early 2026, it will fundamentally alter how landlords (and their letting agents) manage their properties, interact with tenants, and comply with regulation.
For advisers, it represents both a challenge and potentially an opportunity, with a chance to position themselves as trusted partners to landlord clients who will need guidance, clarity and practical support to navigate what’s coming.
At its core, the Bill aims to rebalance the relationship between landlords and tenants. It introduces sweeping changes such as the abolition of Assured Shorthold Tenancies (ASTs) and Section 21 ‘no fault’ evictions, stricter rules around rent increases, the extension of the Decent Homes Standard into the private rental sector, prohibitions on rental discrimination, and new regulatory obligations such as compulsory landlord registration and Ombudsman membership.
These changes will touch every part of a landlord’s business, from how they set rents and select tenants to how they maintain their properties and regain possession if they need to.
IMPLICATIONS
The implications for landlords – and their portfolios – are clear. A failure to adapt could mean greater tenant turnover, longer void periods, compliance breaches, or even an inability to legally let their properties. This is where advisers come in.
The best-prepared advisers will not only understand what’s changing, but will be able to interpret the Bill’s measures in the context of their clients’ individual circumstances. They can provide reassurance, guidance and proactive strategies to ensure landlords remain compliant and minimise disruption to their rental income and profitability.
OPPORTUNITIES
This also presents advisers with a powerful opportunity to open wider conversations about their clients’ portfolios and long-term investment strategies. For example, discussions about the end of fixed-term tenancies and the likelihood of higher tenant mobility could naturally lead to exploring ways to diversify holdings, invest in different property types such as HMOs or MUFBs, or take advantage of limited company structures to optimise tax efficiency.
Similarly, tighter rules around property standards and compliance could prompt conversations around remortgaging to release funds for upgrades or refurbishments, especially as mortgage product rates continue to fall from their peaks and lenders compete strongly for business. We should also not forget the need to meet EPC-related responsibilities in the coming years either.
Crucially, while the Bill introduces significant new responsibilities for landlords, it doesn’t change the fundamental strengths of the buy-to-let sector.
SPECIALIST OPTIONS
Tenant demand remains robust, driven by demographic trends and ongoing challenges in housing supply. Many landlords are still seeing excellent yields in the right locations, and for those who take a professional approach and embrace the changes, there is real opportunity for growth.
Specialist finance options as offered by Fleet are widely available to support these ambitions, from lending tailored to HMOs to products designed for portfolio landlords or those using limited companies.
Advisers can use the Renters’ Rights Bill not just to demonstrate their expertise but to build deeper, more consultative relationships. By breaking down complex legislative changes into clear, actionable steps, advisers can help landlords understand not just the ‘what’ but also the ‘why’ – why it matters for their tenancies, their compliance obligations, their tenants’ experience, and ultimately their profitability. This builds trust and positions advisers as essential partners in their clients’ property investment journey.
However, this also means advisers need to be proactive in their own preparation. Staying ahead of the Bill’s progress, understanding each of its key measures in detail, and using tools such as recently-published and newly-available ‘Getting Landlords Renters’ Rights Ready’ guide will be crucial.
Advisers who can clearly articulate what the Bill means and help landlords plan accordingly will stand out in a competitive market and be far better placed to retain and grow their client base.
The Renters’ Rights Bill should be seen as both a challenge and a catalyst. It’s a reminder that buy-to-let is evolving, and landlords need to evolve with it. For advisers, it’s an opportunity to lead those conversations, reinforce their value, and potentially unlock new business by helping clients not only stay compliant but grow their portfolios in a market that still offers strong potential for those who approach it the right way.
