Landlords and the Renters’ Rights Act – what you need to know
On 27 October, the Renters’ Rights Act (2025) was passed into law, marking the largest reform to private sector rental policy for more than 30 years.
With the main changes due to take effect from 1 May 2026, many landlords are worried about adapting and adhering to the new regulations – with concerns around compliance and the long-term impact on portfolio performance.
As experts in property management, Switch Housing works with landlords across the UK to help them navigate evolving changes, while maximising the value of their assets.
Here, we answer some of the most common concerns from landlords, ahead of the Act’s formal introduction next year.
“What are the main reforms in the Renters’ Rights Act 2025 that I need to be aware of?”
The most significant change that will affect landlords, is the abolition of Section 21 “no fault” evictions. This means landlords can no longer evict private tenants without citing a legally valid reason. All tenancies will become Assured Periodic Tenancies, whereby the agreement will be a monthly rolling contract, rather than fixed terms. Notice periods for regaining possession are also increasing – landlords must now give:
• Four months’ notice if the property is being sold or reclaimed for personal use (currently two months); or
• A minimum of four weeks’ notice for serious rent arrears, which will require at least three months’ arrears at the time of notice (currently two months).
In addition, tenants will benefit from a 12-month protection period at the start of their tenancy, during which sale or moving-in grounds cannot be used for repossession. Landlords must register on a new national database, and changes to tenancy deposit protections mean that courts won’t grant possession orders unless deposits are held in a compliant scheme.
Anti-discrimination rules will be strengthened, meaning tenant applications can’t be rejected based on children or benefit status, and landlords cannot refuse pet requests without reasonable justification.
The Decent Homes Standard – which currently applies to social housing – will be extended to the private rented sector, although isn’t expected to be implemented until 2035 – 2037.
How can I ensure that I am compliant with all of these changes? How much time do I have to prepare?
The main reforms will take effect on 1 May 2026. By 31 May 2026, all landlords will need to provide existing tenants with a government Information Sheet, explaining the changes (this will be online from March 2026).
In the short term, landlords need to start preparing for new regulatory requirements and administrative demands – including updated tenancy paperwork, stronger evidence and record-keeping obligations and compliance with longer notice periods.
Many of the landlords we speak to are concerned about reduced flexibility over their properties, and the higher risk of arrears due to the longer notice periods – important considerations when planning ahead.
While the changes may feel overwhelming, working with a property management partner like Switch can alleviate all these pressures, whilst ensuring compliance.
Our license-to-occupy model differs from traditional assured tenancies, which is what the Renters’ Rights Act specifically targets. This means the properties managed within our Housing programme are exempt from the upcoming reforms.
We take on the tenancy and all associated management responsibilities on behalf of the property owner. This includes conducting regular inspections, carrying out maintenance, ensuring the home is in good condition, managing all tenant relations and ensuring full legal compliance.
This means landlords can benefit from guaranteed rental income for the two-year agreement, alongside annual incentives and professional management services, without the administrative burden of navigating the new legislation.
“What type of tenants would you house in my property?”
We work directly with local authorities to source, secure and provide good quality and suitable housing for vulnerable families.
There is an urgent need for these good quality homes, as a record number of families with children are currently living in temporary accommodation that lack basic facilities, with cramped rooms and shared kitchens and bathrooms. We believe they deserve better.
Our dedicated account managers match properties with the most suitable tenants, working closely with landlords throughout the process.
Through a comprehensive tenant support programme, we will then support families as they settle into their new homes, which helps to reduce turnover and contribute to higher satisfaction, resulting in better outcomes for both the property and its owners.
“I’m worried about troublesome tenants, damage, and costs mounting up – how does working with Switch solve this problem?”
Under the Act, evictions will take longer, and landlords face higher arrears thresholds before they are able to gain repossession. This increases financial risk, legal expenses, and potential further property damage.
Switch removes these concerns entirely. We carry out regular inspections and handle all maintenance and repairs to ensure that the property is kept in good condition, and that any issues are identified and addressed quickly.
At the end of the agreement, we return the property in the same good condition as when we first received the keys (accounting for reasonable wear and tear).
“How involved do I need to be with looking after maintenance or repairs?”
The Renters’ Rights Act includes a long-term plan to extend the Decent Homes Standard – currently applied to social housing – to the private rental sector. Although this is not expected to be fully implemented until 2035 – 2037, it signals a shift towards higher expectations for property quality and safety.
Rental properties will be legally required to have modern facilities, good insulation, be in a state of good repair, and be free from serious hazards.
Switch ensures that all properties managed meet the required regulations, and are fit for families to move into, with repair teams on call to rectify any maintenance issues quickly.
Under our model, landlords have two options on how much, or how little oversight they have of day-to-day property management:
1) If landlords take direct responsibility for repair and maintenance work, we’ll pay them an annual grant of £1000 to assist with servicing costs.
2) If they would rather be hands-off, we can take on full responsibility for property inspections, management and repairs at a slightly lower monthly rental payment, which ensures they are carried out swiftly and to a good standard. The landlord is then invoiced for the repairs once work is complete.
“Wouldn’t I receive more income from usual private lettings?”
Switch’s monthly payments are calculated directly through the relevant Local Housing Rate (LHA) for a given area. These rates will vary by region, with London-based properties typically receiving higher payments than those elsewhere in the UK.
While private rental agreements could potentially provide more income, the fees associated with complying with the new Act, as well as recent tax increases on property income and dividends, means that you could be paying more – with less financial security.
The Act also means that landlords will also face stricter limits on rent increases, with rents allowed to rise only once per year, and will be assessed against the market rate. All increases require two months’ written notice, and tenants can challenge them through a tribunal – reducing landlords’ flexibility to adjust rents in line with rising costs.
When partnering with Switch, income is guaranteed for the full two-year agreement, including payments during void periods of up to three months. Because our agreements operate under a license to occupy, they are exempt from the Renters’ Rights Act reforms – meaning landlords can retain income stability without being affected by rent-increase restrictions, shorter tenant notices or void periods.
Our model also removes many costs typically associated with private lettings, including:
– No marketing or advertising costs
– No letting agent or management fees
– No repair or maintenance costs
– Annual incentives, based on location
This creates more reliable income certainty – in addition to full tenant management, maintenance protections, property management support and annual incentives – than private tenancies.
“I’m a landlord with a small portfolio of three properties. Will the reforms make my position unviable?”
We understand that many landlords – particularly those with a small portfolio – are questioning whether they can continue to operate in the sector.
Individual lettings often have the biggest impact on smaller portfolios, with a gap in tenancy, unexpected repair costs or a single month’s rent arrears significantly affecting income. Under the new Act, this imbalance between tenants and landlords can make financial planning more difficult.
Additional requirements – from database registration, ombudsman membership, updated documentation and more stringent record-keeping – can also create a large amount of administrative work. While larger operators have the structure in place to manage these demands, smaller landlords have limited time and resources in comparison.
However, we’re here to help landlords find a solution. These reforms don’t necessarily mean it’s time to sell up, but they do require a different approach. By partnering with Switch, landlords can maintain their property investments, whilst removing the operational pressures that make managing small portfolios increasingly complex.
Because our license to occupy model means properties in our housing programme are exempt from the Renters’ Rights Act reforms, partner landlords don’t need to worry about evolving regulation. We can take care of all the administrative, tenant management and legal work whilst providing a guaranteed two-year income agreement, as soon as we have the required property documentation and paperwork.
Whether you have three properties or thirty, our model provides an enhanced level of service and security, enabling landlords to continue operating in the sector with confidence – rather than feeling pushed out.
The Switch solution:
Against the backdrop of a national affordable housing crisis, it has never been more important to have readily available, good quality housing stock.
Through our Housing programme, we are committed to improving landlord experiences, as well as delivering positive social impact by supporting those in need of a safe and stable home.
We understand that the Renters’ Rights Act will bring significant change for landlords, with ongoing uncertainty around how best to navigate and adhere to the new legislation. That’s where we can help. Our trusted, stress-free solution can allow landlords to benefit from reliable rental income and full property management services, with the added assurance that they are fully compliant with the requirements of the Act.
To learn more about our Housing programme and how we can support you, get in touch with Mikey at mikey.grewal@swhm.co.uk
