The Renters’ Rights Bill: a Q&A with industry experts

Next, we asked a panel of experts for insights into the impact on property investors, letting agents and the renters themselves. Here’s an excerpt of the discussion, with questions asked by Melissa York, Assistant Property Editor at The Times.

Q) Section 21 was an easy way for a landlord to reoccupy their property. How will its abolition change the dynamic between landlords and tenants?

Jemma Ord, Associate Director at Winkworth Blackheath and Greenwich, noted the bad press that this part of the bill has attracted. But she said, “In my experience, landlords very rarely serve a Section 21 notice unless they want to move back into or sell the property. And they can still do the equivalent under Section 8 of the new bill. So I don’t think it will massively change the dynamic of the relationship, but it will reassure tenants.”

Q) How quickly will this abolition of Section 21 come into effect?

Sam Mayer, Solicitor at Henriques Griffiths, explained that first, the bill must receive Royal Assent, which might happen this month, October 2025. We can then expect a delay period before the bill comes into effect, possibly in early 2026.

“Whatever date it does come in, it will be a cliff-edge. All assured short-hold tenancies will cease to exist, and they will be assured tenancies. There are some exceptions – for example, if you’ve served a Section 21 notice, you’ll have three months to use it, which isn’t too dissimilar from the actual limitation period on using the notice now. There are other transitional effects – for example, some rent in advance[1] will be preserved for pre-commencement tenancies.

But essentially, it will be a very sudden shock. You’ll need to hit the ground running and be prepared to deal with assured tenancies from the date of implementation.”

Q) Are landlords leaving the market in response to the new bill?

Yes, they are. According to Dominic Agace, CEO of Winkworth, “Recent research shows that five landlords are selling to every one buying at the moment. So there is a big effect going on.” This causes uncertainty because traditionally, it was buy-to-let investors who bought new flats and made building projects work.

However, Melissa commented that it’s a rapidly developing market. Jemma also took an optimistic view, noting that many of the landlords who are leaving the market are doing so partly because they are retiring.

Q) What are the benefits for tenants and landlords?

Jemma explained that negotiations will be much simpler. Everyone will be on the same contract and understand what notice they need to give and receive. Another benefit concerns tenants wanting to break their contract early. At the moment, tenants may feel they’ve done something wrong because breaking early creates lots of admin for the landlord, who must negotiate the terms of release. The bill will improve these tenant-landlord relationships.

“It’ll be interesting to see the rise of the pets, too,” said Jemma. “A pet often makes a house a home because even if you’re by yourself, you go home to a companion.”

While Parliament had considered allowing landlords to request that a tenant take out insurance to cover potential damage, Sam explained this has since changed: “Now it’s an extension of the deposit specifically for the pet.” It’s also worth noting, landlords can still say no to pets if there are practical difficulties. For example, exotic creatures and snakes may not suit all properties.

Q) How can landlords prepare for the upcoming changes?

Sam explained they need to become familiar with the new rules and any developments. “Know what your obligations are and make decisions as early as possible about what suits your portfolio or particular properties.”

Jemma advised that if landlords are concerned and want a buffer for their income, they can get rent insurance. “There are some very reasonably priced policies out there which you can get independently or via your agent. Most of them cover up to £100,000 for legal expenses. Some of them cover up to 15 months of unpaid rent, which will give you enough time to get it through the courts and enjoy that peace of mind.”
 

Watch the whole discussion

Please note: some of the above wording has been tweaked for concision. For the full discussion, watch the original video podcast where the industry experts talk through further topics, including overseas renters, student and short-term lets, and insurance. And stay tuned for further updates on the Winkworth blog!