The Renters’ Rights Bill marks a seismic shift for England’s private rented sector. Now that it’s passed through Parliament, landlords, especially those who self-manage, face a new era of compliance, tenant rights, and operational complexity.
While professional letting agents are already gearing up to adapt, many individual landlords risk falling behind. Here’s what’s changing, why it matters, and how you can stay compliant without losing control of your investment.
What the Bill Changes - At a Glance
- All ASTs become periodic tenancies - rolling contracts that continue indefinitely.
- Section 21 “no-fault” evictions are abolished.
- Only Section 8 “fault-based” grounds can now be used for possession (e.g., arrears, selling, or moving back in).
- Rent increases limited to once per year with a two-month notice via Section 13.
- Rent bidding restricted - landlords must advertise a clear asking rent and cannot accept offers above it.
- One month’s rent in advance maximum; deposits remain permitted.
- Anti-discrimination laws now prevent refusing tenants with children or those on benefits (unless legally justified).
- Decent Homes Standard applies to all private rentals, including response requirements under Awaab’s Law for damp and mould.
- Landlords must register with a new Private Rented Sector Database and join a Landlord Ombudsman scheme.
- Local authority enforcement powers increase, with fines from £7,000 to £40,000 for repeat offences.
Why These Reforms Are Especially Challenging for Self-Managing Landlords
1. Legal Complexity
Without Section 21, every possession case must rely on strict statutory grounds, and each has different notice periods, evidence requirements, and procedural rules. A single paperwork error could void your notice or delay repossession for months.
2. Administrative Overload
You must provide written tenancy statements, government-issued information notices, and register your properties. Keeping compliant records for maintenance, rent reviews, and tenant communications becomes non-negotiable.
3. Higher Maintenance Standards
Under the Decent Homes Standard, “good enough” is no longer acceptable. Damp, mould, and disrepair must be resolved quickly. Landlords who delay risk enforcement or rent-repayment orders of up to 24 months.
4. Financial Pressure
Rent increases are capped and less flexible. Advance rent beyond one month is banned, so cash-flow buffers shrink. Combined with potential legal costs or longer eviction timelines, the economics of self-management become tighter.
5. Reputational and Compliance Risk
Local councils can fine and prosecute non-compliance. The national landlord register and ombudsman will make reputational damage easier to trace, meaning one unresolved complaint could follow you across future tenancies.
How to Prepare Now - A Self-Manager’s Action Plan
1. Audit Your Tenancy Agreements
Update any fixed-term ASTs to ensure smooth conversion to periodic status.
Remove “no-fault” eviction clauses and insert clear rent-review and notice procedures.
2. Review Rent & Deposit Practices
Limit rent in advance to one month.
Document deposits through a recognised scheme and issue all prescribed information.
3. Implement Proper Recordkeeping
Maintain digital logs for rent payments, repairs, inspections, and communications - your best defence if challenged by the ombudsman or tribunal.
4. Check Your Property Standards
Benchmark every property against the Decent Homes Standard and fix hazards now. A proactive maintenance schedule will reduce future penalties.
5. Register & Prepare for Redress
When the new Private Rented Sector Database opens, register early. Membership in the Landlord Ombudsman will be mandatory - join as soon as available.
6. Plan Your Exit Strategies Carefully
If you intend to sell or move back in, remember: you cannot do so within the first 12 months of a new tenancy. Plan property transitions well ahead of time.
Why You Might Consider a Professional Property Management Company
Even the most capable self-managing landlords are finding that the Renters’ Rights Bill fundamentally changes the game. The new rules aren’t just about being fair to tenants - they’re about formalising professionalism across the entire private rented sector.
A trusted property management company can:
✅ Handle compliance - keeping you on the right side of new tenancy, licensing, and redress requirements.
✅ Manage maintenance and inspections - ensuring your property consistently meets the Decent Homes Standard and Awaab’s Law response times.
✅ Deal with rent reviews, notices, and disputes - using legally sound procedures that reduce risk of costly delays or penalties.
✅ Provide peace of mind - giving you time to focus on your investments, career, or personal life without losing oversight of your portfolio.
While self-management has always offered flexibility, the growing legal and administrative load now means that outsourcing even part of the process especially compliance and tenant management can actually save you money and stress in the long run.
A good property manager doesn’t take control away; they help you keep it - safely, efficiently, and legally.
