The Renters' Rights Act: 5 Things Every Self-Managed Landlord Must Know

The 5 Most Important Things You Need to Know, Right Now

• Section 8 Repossessions Replace Section 21 — And the Rules Are Much Stricter

• Rent Increases Must Follow Tightened Procedures (And No More Bidding Wars)

• You Must Register in the New PRS Database + Sign Up to the Ombudsman

• Upfront Rent Restrictions and Anti-“Pay to Play” Rules Get Tougher

• Tenants Gain Stronger Enforcement Rights — Including the Power to Sue Over Compliance Failures

These aren’t small tweaks — they’re system-level changes. Now let’s unpack each with the clarity (and a dash of humour) you deserve.

(Image generated with AI)

1. Section 8 Is Your New Best Friend — Whether You Like It or Not

With no-fault Section 21 evictions expected to be abolished under the Renters’ Rights framework, landlords must rely entirely on Section 8 grounds for possession.

What this means in practice:

• You’ll need a valid, provable reason to reclaim your property.

• The list of grounds is expanding… but so are the tenant protections.

• Evidence is now king — sloppy paperwork equals instant defeat.

Examples of strengthened grounds:

• Severe rent arrears

• Anti-social behaviour

• Landlord wishing to sell or move back in (with stronger verification requirements)

Translation:

The days of “I’ll just issue a Section 21 and sort the rest later” are over. You need to manage your tenancy proactively, keep clear records, and respond early to issues.

2.Rent Increases: Yes, You Can Still Raise Rent — But Not Like Before

Under the Renters’ Rights Act rules, rent increases become more regulated and more transparent.
Key changes you’ll feel immediately:

Key changes you’ll feel immediately:

• You must use a formal Section 13 notice for any increase.

• Rent can only be raised once per 12 months.

• Bidding wars are banned

• Tenants can challenge increases through the Tribunal without fear of retaliatory eviction.

This demands careful planning.

Rent strategy now becomes data-driven, compliant, and predictable — not reactive.

3. The PRS Database + Ombudsman: Your New Mandatory Stop

The new PRS (Private Rented Sector) Database requires every landlord to register their:

• Properties

• Compliance documents

• Personal landlord profile

And yes — it’s mandatory.

Think of it as a digital MOT for your portfolio.

Plus: The Ombudsman

Every landlord must now join the new national Ombudsman scheme.

Why this matters:

• Tenants get a free route to complain (and compensation).

• You must demonstrate fair, timely handling of issues.

• Ombudsman decisions are legally binding.

If you’re professional and organised, the system helps you.

If not… well, let’s keep you in the first category.

4. Upfront Rent Restrictions: The Days of 6 Months in Advance Are Over

To level the playing field for renters, the Act heavily restricts the ability to:

• Ask for rent in advance

• Ask for multiple months upfront as a “screening” condition

• Take extra payments to “secure” the property

What is allowed:

• Standard one month’s rent + deposit (within deposit cap)

What is not allowed:

• “Pay three months upfront and we’ll prioritise your application.”

• “This property is in high demand — can you offer more?”

This is a big cultural shift in the UK rental sector.

Prepare to adjust your vetting process, because upfront rent will no longer be your safety net.

5. Tenants Can Now Sue You More Easily — And For More Things

This is one of the boldest changes in the Renters’ Rights Act.

Tenants now gain the power to legally challenge landlords for failing to meet compliance standards, including:

• Energy Performance Certificate (EPC) requirements

• Repair obligations

• Deposit protection

• Illegal fees

• Safety certificates

• Data registration failures (PRS database!)

Possible consequences:

• Compensation

• Rent repayment

• Enforcement notices

• Being expelled from the PRS database (seriously bad)

The message is clear:

Compliance isn’t optional anymore. It’s survival.

A Short Dialogue: John the Landlord vs. The Renters’ Rights Act

Because sometimes legislation makes more sense when you give it a personality.

John (Landlord):

“Look, I’m reasonable. I just need to evict quickly if things go wrong.”

Renters’ Rights Act:

“You’ll get that — but only with a valid reason and good records. No shortcuts.”

John:

“Fine. I’ll increase rent a bit more often then.”

Act:

“Once a year, John. Chill.”

John:

“Okay… but I should be allowed to choose the best-paying tenant, right?”

Act:

“No more bidding wars. Choose the most suitable, not the richest.”

John:

“Alright. At least let me ask for 6 months upfront?”

Act:

“Nope. Stop it.”

John:

“…You’re really making me register for this database, aren’t you?”

Act:

“Oh yes. You’re visible now.”

John:

“…And if I forget an EPC?”

Act:

“They can sue you. And win.”

John:

“…I need a drink.”

Act:

“After you register with the Ombudsman, please.”

Other Key Areas Landlords Should Pay Attention To

Stronger Energy Standards

Expect future EPC tightening — possibly EPC C targets.

Non-compliance increasingly carries financial consequences.

Property Conditions & Repairs

Local councils gain stronger enforcement authority.

Poor-quality landlords face escalating penalties.

Pet Requests Become Easier

Landlords must consider pet requests reasonably.

Blanket bans won’t cut it.

Tenancy Length

No more fixed terms — rolling periodic tenancies become the norm.

This gives tenants flexibility and landlords more predictable processes.

Extra: Digital records & quarterly reporting — this is under MTD, not the Renters’ Rights Act

• Under MTD: from April 2026, landlords (and self-employed people) whose gross income from property and/or self-employment exceeds £50,000 must keep digital records and submit quarterly updates. 

  
  

• From April 2027, the threshold for MTD drops to £30,000 gross income

Final Thoughts: Adapt Now, Win Later

If the Renters’ Rights Act sounds like a headache, remember:

Professional, organised landlords will thrive under the new system.

Why?

Because the rules punish the sloppy, not the committed.

Here’s your survival checklist:

• Standardise your compliance

• Your records must be digitised.

• Keep communication transparent

• Plan rent strategy annually

• Register early — never wait for enforcement

• Take repairs seriously

The UK rental market is evolving — and the landlords who adapt will lead the way.