Renters Reform Legislation: What Landlords Need to Know

By Millie, Costello Lettings

The long-awaited Renters Reform legislation is set to bring some of the biggest changes to the private rental sector in decades. As a landlord, it’s completely understandable if you’re feeling uncertain about what this means for you and your investment.

At Costello Lettings, we’ve been closely following developments so we can keep our landlords informed, prepared, and protected. Here’s a clear breakdown of what’s changing — and what you need to start thinking about now.

Section 21 “No-Fault” Evictions Are Being Abolished

One of the headline changes under the proposed reforms is the removal of Section 21 notices.

This means landlords will no longer be able to end a tenancy without providing a valid reason. Instead, all tenancies will move to a single system where possession can only be sought using specific, legally defined grounds (such as selling the property or repeated rent arrears).

What this means for you:

• Stronger documentation will be essential.

• Clear tenancy agreements and record-keeping will be more important than ever.

• You’ll need to rely on the updated possession grounds when ending a tenancy.

All Tenancies Will Become Periodic

Fixed-term assured shorthold tenancies are expected to be replaced with rolling periodic tenancies.

Tenants will be able to give two months’ notice at any time, while landlords will need to rely on formal possession grounds if they wish to regain the property.

What this means for you:

• Potentially greater tenant flexibility.

• A shift in how tenancy lengths are managed.

• Increased importance of strong tenant selection from the outset.

A New Property Portal for Landlords

A new national landlord register (Property Portal) is set to be introduced.

Landlords will be required to register themselves and their properties, ensuring compliance with safety and legal standards. While this adds another administrative step, it is designed to raise standards across the sector and create a more transparent system.

The Decent Homes Standard Will Apply to the Private Sector

Currently applied to social housing, the Decent Homes Standard is expected to extend to private rentals.

Properties will need to meet defined minimum standards relating to:

• Property condition

• Safety

• Repair

• Facilities

If you already maintain your property to a good standard, this should not cause major concern — but it does mean that proactive maintenance will be key.

Rent Increases and Bidding Wars

The reforms aim to prevent rental bidding wars by restricting landlords and agents from accepting offers above the advertised rent.

In addition:

• Rent increases will be limited to once per year.

• Increases must be issued via a formal Section 13 notice.

• Tenants will have stronger rights to challenge excessive increases.

This places greater importance on setting the correct rental value from the start.

Strengthened Tenant Rights Around Pets

Tenants will have the right to request a pet, and landlords must not unreasonably refuse.

However, landlords can require pet insurance to cover potential damage. Clear clauses in tenancy agreements will be essential here. You HAVE to ask to move a pet into a property as there are

Change can feel daunting, but with the right guidance and management, landlords can continue to run successful and compliant portfolios.

We’re fully trained in renters’ reform, Rightmove certified, and Propertymark qualified — so please don’t hesitate to ask!

If you’d like to discuss how the Renters Reform legislation may affect your property specifically, our team is always here to help. 

This is nothing to worry about, please get in touch with any enquiries regarding the new laws with Millie Swift - millie@costelloproperties.com. We have it covered!