Renters’ Reform: what the new rules mean for landlords and tenants

The Renters’ Reform Act represents the most significant overhaul of the private rented sector in a generation, and its provisions are now reshaping the way landlords and tenants engage across England. For those letting or renting in Barnet and Whetstone, understanding these changes is essential to navigating the market with confidence.

The headline change is the abolition of Section 21 ‘no-fault’ evictions. Landlords can no longer end a tenancy without providing a clearly defined legal reason. In their place, an expanded set of Section 8 grounds gives landlords structured routes to regain possession — for example, where they intend to sell the property or move a close family member in — but each ground requires evidence and adherence to strict notice periods.

All assured shorthold tenancies are being converted to a single system of periodic tenancies. Fixed terms are gone, giving tenants greater flexibility to leave with two months’ notice while requiring landlords to plan their portfolios around longer, more open-ended arrangements. A new Private Rented Sector Ombudsman and a national landlord database also bring new layers of accountability.

For tenants, the reforms introduce a right to request a pet, which landlords cannot unreasonably refuse, and ban rental bidding wars by requiring an asking rent to be advertised and adhered to. Rent increases are limited to once per year and must follow a formal Section 13 process, with the First-tier Tribunal available to challenge increases considered above market rate.

For landlords, the practical implications are significant. Robust referencing, clear written records, and well-drafted tenancy paperwork are more important than ever. Working with a regulated, professional agent has moved from being a convenience to a genuine safeguard.

Our lettings team in Barnet is fully briefed on the new framework and is helping landlords restructure their portfolios while ensuring tenants understand their enhanced rights. If you would like a confidential review of how the reforms affect your property or tenancy, please get in touch.