Are you ready for the biggest shake-up in private renting since the Housing Act of 1988? Or are you quietly panicking, wondering what it all means for your growing independent letting agency?
If you fall into the latter camp, you’re not alone – and this guide is for you.
The Renters’ Rights Act (also formerly known as the Renters Reform Bill) is set to transform the private rental sector, affecting nearly 11 million renters and 2.3 million landlords across England.
According to the government, the Act is designed to ‘improve the experience of private renting’ – including ending Section 21 ‘no fault’ evictions, improving property standards and increasing tenant security.
The Act has already cleared all stages in Parliament, but many of its measures rely on secondary legislation. It’s likely to roll out gradually, starting as early as 2026 and potentially stretching into 2027 and beyond.
Get ahead or get left behind
Experts agree that the time to prepare for rental reform is now.
Independent agents who get to grips with these reforms early – and are able to effectively support their landlords through the transition – will stay compliant, avoid stress and ultimately secure their future in a more regulated and competitive market.
Here are the five key things you need to know and do to get ahead of the reforms and stay in control…
1. Fixed-term tenancies are out, periodic rentals are in
The Renters’ Rights Act will abolish Assured Shorthold Tenancies and fixed-term agreements. All new tenancies will become periodic by default – rolling monthly, with no fixed end date.
This removes a key control point for landlords, who will no longer have a natural ‘end date’ to reclaim properties. Tenants, on the other hand, gain the ability to leave with shorter notice. It means more flexibility for renters, but more unpredictability for landlords.
This will introduce higher turnover risk, tighter timelines for re-marketing and more pressure on agents to manage transitions smoothly.
What you should do now:
- Review all current tenancy types and identify those likely to convert to periodic
- Prepare landlords for the loss of fixed-term control and help them plan ahead
- Update renewal, remarketing and exit workflows to handle shorter notice periods effectively
Independent agents using Alto can stay in control thanks to clever features that:
- Automatically track ‘end-of-term’ periods
- Flag properties that will convert to periodic rental
- Generate alerts for upcoming action windows
2. ‘No-fault’ evictions are being scrapped
One of the most talked about parts of the reforms is the abolition of Section 21. Under the new rules, landlords will no longer be able to end a tenancy without giving a legally valid reason.
Instead, all evictions will have to be made under specific grounds, similar to those under Section 8, such as rent arrears or anti-social behaviour.
This puts more pressure on landlords and agents to evidence why a tenant should be evicted. It also opens the door to more disputes, tribunal hearings and delays if the case isn’t watertight.
Evictions will likely become slower, costlier and more admin-heavy, especially for agents who don’t have robust records in place.
What you should do now:
- Audit your current documentation practices to spot any gaps
- Ensure inspection reports, maintenance logs and communications are stored securely
- Support landlords to act early and document any issues clearly
With Alto, independent and solo agents can:
- Centralise documentation and store everything in one secure location
- Keep audit trails and version histories for every property and tenancy
- Access built-in compliance checklists and reminders
3. Rent increases will be capped (and rental bidding will be banned)
The Act will bring stricter controls on rent increases. Landlords will only be able to raise rent once per year, and only by following a prescribed legal process. Informal or sudden hikes won’t cut it – increases must be clearly communicated and justified.
At the same time, the reforms will ban rental bidding. Agents and landlords won’t be allowed to invite or accept offers above the advertised rent, closing the door on bidding wars and competitive pricing in hot markets.
This limits flexibility in fast-moving areas and raises the risk of disputes, particularly if tenants feel an increase is unfair or poorly evidenced. Landlords who try to push rents above advertised levels could also fall foul of the law.
What you should do now:
- Build and maintain robust rent comparables across your portfolio
- Prepare clear valuation justifications for any proposed increase
- Ensure rent changes are properly documented and follow the new process
As the UK’s most popular estate agency CRM, Alto can also help with this. It includes tools that:
- Provide integrated rent benchmarking and comparable tools
- Enable rent changes with workflows that ensure justification and compliance
- Generate notice templates that follow the new legal requirements
4. Tougher property standards and tighter enforcement
For the first time under the Renters’ Rights Act, the Decent Homes Standard will apply to the private rented sector, setting clear expectations around repairs, safety, damp and ventilation.
In addition, proposals linked to Awaab’s Law could introduce legal deadlines for resolving health-related hazards, such as mould. Local authorities and the new Ombudsman will also have stronger powers to investigate complaints, issue penalties and enforce rent repayment orders.
This puts pressure on agents to track issues accurately, respond quickly and manage both landlord and tenant expectations. Maintenance delays or poor documentation could leave you exposed and, in some cases, agents could be caught in the middle of formal complaints or enforcement action.
What you should do now:
- Tighten up maintenance logging and ensure records are complete
- Confirm contractor response times and accountability
- Schedule regular property inspections and document all outcomes
Alto’s CRM for letting agents supports this with features that:
- Manage maintenance tickets and track issues from report to resolution
- Trigger alerts for overdue repairs and unresolved tasks
- Provide compliance dashboards and send automated reminders to landlords and contractors
5. More red tape
The Renters’ Rights Act lays the foundation for a new regulatory environment across the private rented sector. A national Private Rented Sector Database (or landlord register) will become mandatory – and landlords who aren’t registered won’t be able to legally serve notice.
Agents and landlords will also need to join a government-approved redress scheme, such as the new Private Renters’ Ombudsman. On top of that, regulators will have stronger enforcement powers, including audits, investigations and financial penalties.
This brings greater visibility and scrutiny, and increases the likelihood that agents will be drawn into disputes or held accountable for compliance failures, even if the landlord is technically at fault.
What you should do now:
- Prepare to support landlords through the registration process
- Train staff on the rules and responsibilities of the new ombudsman schemes
- Audit internal processes to reduce risk and ensure your records are regulator-ready
Alto helps agents stay on top of compliance with:
- Built-in checklists for landlord registration
- Redress scheme integration and compliance status tracking
- Flagging tenancies at risk of non-compliance
If you do nothing else, do these 5 things
As an independent agent, you’re already juggling it all. Prepping for rental reform might feel like one more thing on your plate, but this is one task you really don’t want to procrastinate on.
The truth is that letting agents who act now will be in the strongest position to support landlords, protect income and minimise disruption when the Act rolls out.
Not sure where to start? Here’s what to prioritise now:
- Run a readiness audit across your entire portfolio. Identify tenancy types, compliance risks and landlord gaps.
- Start educating landlords. Send clear briefings, host Q&As and create simple guides that explain the changes in plain English.
- Review and update contract templates in line with expected reforms. Don’t wait for the final deadline!
- Monitor official updates closely. Track rollout phases and registration requirements.
- Shift the conversation from compliance to risk. This can help landlords see the bigger picture around voids, disputes and retention.
Free webinar to help you get ahead
Watch our free online session, Exploring the Renters’ Rights Bill: What it means for letting agents, landlords and tenants, and get practical insights you can use to guide your landlords with confidence.
