The Renters (Reform) Bill is set to deliver the biggest shake-up of the UK’s private rental sector in a generation. Designed to give tenants stronger protections and improve housing standards, the bill also introduces significant implications for property investors — particularly those managing buy-to-let portfolios.
While many of the reforms aim to bring balance to the landlord-tenant relationship, they also require landlords to adapt quickly to remain compliant, profitable, and competitive. The team at North Fox have summarised the key points of the bill below for you.
Key Provisions of the Renters (Reform) Bill
Here are the core changes affecting the rental sector in England:
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Abolition of Section 21 ‘no-fault’ evictions — Landlords must now give a legal reason to end a tenancy.
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Transition to periodic (rolling) tenancies — Fixed-term tenancies will be phased out, giving tenants more flexibility to leave, with two months’ notice.
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Introduction of a new ‘Decent Homes Standard’ for the private rented sector — previously only required in social housing.
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Stronger protections for tenants with pets — Landlords must not unreasonably refuse a tenant’s request to keep a pet.
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Mandatory property portal and landlord database — Landlords must register properties on a new digital platform to improve transparency.
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Simplified eviction grounds — Some grounds for possession are being expanded to help landlords regain control of their properties when genuinely needed.
How Will This Affect Property Investors?
1. End of No-Fault Evictions: Greater Caution Needed
With the removal of Section 21, landlords must now rely on Section 8 eviction grounds, such as rent arrears, anti-social behaviour, or wanting to sell the property. While some of these grounds are being strengthened under the new legislation, the process will likely remain more time-consuming and evidence-based than no-fault evictions.
Investor Tip: Keep thorough documentation of any tenancy issues. Consider using managing agents experienced in navigating Section 8 processes.
2. All Tenancies Will Be Periodic
Fixed-term tenancy agreements will be replaced by rolling tenancies. This allows tenants to leave with only two months’ notice at any time, reducing predictability for landlords.
Investor Tip: Build in buffer periods between tenancies, and focus on creating quality living conditions that encourage tenants to stay longer.
3. Stricter Property Standards
The government plans to apply the Decent Homes Standard to the private rented sector for the first time. This includes requirements for safe, warm, and well-maintained properties.
Investor Tip: Audit your properties now for any outstanding repairs or upgrades. Non-compliant landlords could face penalties or be barred from letting. Buying new build would mean your property is compliant with the most up to date building regulations.
4. Rent Disputes and Profitability Concerns
The bill does not impose rent caps, but it allows tenants to challenge rent increases they believe are unfair. Rent can still only be increased once a year, and landlords must provide at least two months’ notice. Disputes can be taken to the First-tier Tribunal, which will compare the rent to local market values.
Investor Tip: Benchmark rents against similar properties in the area. Avoid arbitrary increases and maintain clear communication with tenants about any rent changes.Focus on properties that are best placed to see strong capital growth and not merely rental yield.
5. More Administration and Compliance
The new digital property portal will require landlords to register each property and ensure key information is up to date. This is designed to raise standards and make enforcement easier.
Investor Tip: Stay ahead by preparing your portfolio records now — including tenancy agreements, safety certificates, and maintenance logs. Consider professional management if scaling becomes burdensome.
Should Investors Be Worried?
While these reforms may seem landlord-unfriendly at first glance, they also aim to professionalise the sector. In the long term, this could benefit committed landlords by:
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Reducing rogue competition
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Improving tenant retention
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Offering more legal clarity around evictions
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Encouraging higher-quality housing stock
That said, existing landlords with older properties or those with tight margins may find compliance costs and reduced flexibility challenging. It may prompt some to exit the market, potentially tightening supply and driving up rents — especially in high-demand areas.
Final Thoughts
The Renters (Reform) Bill marks a turning point for property investors. While it brings more regulation and oversight, it also offers an opportunity: to stand out by offering well-managed, legally compliant, and tenant-friendly homes.These are the types of property we recommend to our investors so we would love to help you with this.
By adapting early and staying informed, investors can continue to thrive in the evolving rental market.
Need Help Navigating the Changes?
Whether you’re a portfolio landlord or just starting out, staying ahead of regulation is key. The team at North Fox is here and standing by ready to help, we would love to hear from you.
