The Renters’ Rights Bill is shaking up the rental market, and whether you’re an estate agent or a landlord, it’s time to pay attention.
This bill isn’t just another piece of legislation – it’s a major shift that will rewrite the rules on tenancies, rent payments, and evictions. And while some might still be in denial, one thing is clear: it’s happening.
So, what does this mean for you as an estate agent? More paperwork? More headaches? Maybe. But critically, more opportunities to stand out and support your landlords through these changes.
In this guide, we’ll break down what’s coming, how it affects your agency and landlords, and what opportunities you have to keep your business and clients ahead of any changes.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is a significant reform designed to make renting fairer and more transparent. It’s meant to protect tenants, raise housing standards, and give local councils more power to crack down on dodgy landlords.
Here’s a quick snapshot of the big changes:
- Bye-bye, fixed term tenancies – Most tenancies will be periodic by default.
- Stricter rent on upfront rent – No more taking six months’ rent in advance.
- No rules on bidding wars – While you can’t encourage bidding, tenants can bid up to but not over list price.
- Eviction changes – Section 21 ‘no-fault’ evictions are gone, but Section 8 grounds are expanded.
- Local authorities get more teeth – They can now inspect and seize documents without a warrant.
- Landlords must meet Decent Home Standards – And if they don’t, hazards must be addressed within specific timeframes or landlords risk big fines.
- Redefining redress – Landlords will need to sign up to their own redress scheme in addition to the agency redress scheme your company already belong to. Landlords will also need to register on a government database.
Sound like a lot? It is, but with the right tools letting agents who grasp the details now will be the ones landlords turn to for guidance.
What letting agents need to know
No more fix-term tenancies
- Most new tenancies will default to rolling (periodic) agreements.
- Tenants get more flexibility, but landlords get less security with tenants able to give two months’ notice at most times.
- What you need to do: Look at your fees structure: if you’ve based your income on tenancy renewals, you’ll need to explore other options. Look out for a new model tenancy agreement from the government here and prepare landlords for the shift.
Rent payment rules are changing
- Rent must be paid monthly or every 28 days – you cannot ask for or receive long-term lump sums.
- No taking rent before an agreement is signed.
- What you need to do: Adjust rent collection policies and help landlords find alternative security measures.
Eviction & notice period overhaul
- Section 21 evictions? Gone.
- Section 8 has been expanded; new grounds now cover student lets and the rental property being sold. Landlords need to go to court to secure a Section 8 eviction unless the tenant leaves voluntarily.
- What you need to do: Speak to your landlords now, especially if their tenants are in arrears or if they have caused anti-social behaviour in the past. Make them aware of the changes, explain the lengths your go to in order to avoid evictions by encouraging prompt rent payment and good tenant behaviour. Finally, outline the support you can offer if an eviction is necessary.
Renting with pets? Get ready
- Landlords can’t say no to pets without a good reason.
- Pet insurance may become standard.
- What you need to do: Outline the pet damage insurance policies on the market to help reduce the risks to their property and detail the inspection reports your agency offers to make sure any issues with the property are claimed for and repaired.
Local authorities have more power
- Councils can enter business premises (like letting agencies) without a warrant.
- Failure to comply? Expect hefty fines for your landlords and potentially your agency.
- What you need to do: Stay on top of property compliance. Ensure your tech helps you keep on top of all your gas, electrical and EPC certificates, any local or HMO licences and 'How To Rent' guides. Finally, advise landlords accordingly if any are due to expire.
Guarantor liability is changing
- If a tenant dies, guarantors won’t need to pay off any rent or arrears.
- Family members may no longer be responsible fora joint tenancy.
- What you need to do: Review guarantee agreements for landlords and adjust accordingly.
No more rental bidding wars
- Landlords and agents can’t accept bids over the listed price.
- What you need to do: Change marketing strategies, ensure you’re not under-pricing the property and manage landlord expectations.
Rent review clauses won’t work
- Any annual rent increases or rent reviews in your contracts are null and void.
- Rent can only be increased via a Section 13 notice, and only to market rate.
- What you need to do: When advising landlords on rent increases make sure they know the new process and explain that if they raise the rent too much the tenant could take them to a tribunal to have it reduced.
Enforcing the rights of renters
- Landlords will need to sign up for a new ombudsman, even if they use an agent to manage their property.
- Landlords will also need to register key property info on a new government property portal.
- What you need to do: Offer to help get your landlords registered on the new portal and advise them of their new redress requirements.
What this means for letting agents
More compliance but more opportunities
- Expect more paperwork (which are costs you should be passing on to your landlords), new contracts, and tighter rent rules.
- Keeping up with compliance will be key to avoiding fines for your agency and clients.
Landlords will need your support more than ever
- This bill could stress out landlords, so expect more questions, more concerns, and more handholding, but crucially more opportunities to demonstrate your knowledge and experience.
- Agents who help landlords navigate the changes will strengthen relationships and win more business.
New opportunities for agents
- Offer compliance check-ups – Landlords will need guidance on the new rules.
- Help landlords adapt to pet-friendly rentals – Offer insurance policies through a trusted partner to help reduce your landlord’s risk
- Provide tenancy review services to ensure legal compliance – You can also charge for getting this vial compliance information onto the new government property portal.
- Share lists of rents from similar property when serving a Section 13 notice – This helps demonstrate that any rent increases are in line with market rates, reducing the risk of getting tied up at a tribunal.
What should estate agents do now?
Train your team
- Make sure everyone knows the new tenancy rules.
- Train staff on updated rent collection, notice periods, and pet policies.
Keep landlords & tenants informed
- Send out newsletters, guides, and host webinars.
- Proactively address landlord concerns before they panic.
Get the tech in the right place
- Use PropTech tools to automate rent tracking and compliance checks.
- Platforms like Reapit are rolling out updates to help agents manage tenancy reforms.
Stay ahead for future changes
- While the bill isn’t set in stone yet – don’t count on any amendments that aren’t penned by the government becoming law.
- Keep up with industry updates so you’re never caught off guard.
With the Renters’ Rights Bill set to shake up the private rented sector, we know letting agents have questions. At Fusion ’25, we’ll provide a brief update on how we’re staying ahead of these changes and ensuring our platform evolves to support you.
The Renters’ Rights Bill is a big deal, but with the right approach, agents can turn these challenges into opportunities. By staying informed, training your team, and offering valuable landlord support, you can position yourself as a trusted expert in the evolving lettings space.
