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Original poster

New renter rights act is a bloody good thing!

596 replies

Pineapplewhip · 30/04/2026 06:24

Naturally landlords have some justifiable concerns/questions but those that are up in arms about the whole thing are completely bloody immoral. The slum landlords have spoilt it for the good ones and the decent landlords should blame them and not the government for protecting people.

If you arent aware of the actual points of the bill - I've listed them below. I cant see how any reasonable person can disagree that it's just enforcing the most basic human decency and regulation.

  • End to no fault evictions: landlords can only evict renters if they want to sell, move in themselves, move their family into the property or there are serious rent arrears. They have to prove they are selling too - they cant just say they are!
  • Rent can only rise once a year, any rise above market rate can be disputed fairly and 2 months notice is given.
  • Landlords can't refuse you for having children or being on benefits (if you prove that benefits/finances make the property affordable). This isnt about being on full benefits either. Many single parents need benefits to top up income.
  • Landlord ombudsman - tennants can raise fair disputes and repair issues for free online and landlords cannot just ignore it/grey rock. Repeat offenders will be visable in the database. Landlords legally must act on the complaints.
  • Faster action must be taken on damp and mould. Basic human rights! No more shitty emails from a middle man letting agent just blaming the tennant for not opening a window - when actually (for example) a house needs its brickwork repointing.

The only legitimate thing I have empathy for is the concern that it will be more of a process to evict non paying tennants as it will need to go through a court. However - this is why landlord insurance exists!!

Please ask yourself - if your child was renting - wouldn't you want them protected like this?

OP posts:
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Qikiqtarjuaq · 30/04/2026 12:21

Imanautumn · 30/04/2026 08:32

You cannot evict based on wanting to sell or move family in you’re wrong about that.

Yes you can. Section 8 Grounds 1 and 1A.

Bulbsbulbsbulbs · 30/04/2026 12:21

For the people banging on about insurance- not all landlords insurance covers loss of rent if the tenant stops paying. And most won't pay indefinitely.

My friend rented out her house to a couple she knew, at below market rate. After a year they split up and the man left, the woman stopped paying rent. It took a year to evict her, my friend had to pay for two court hearings and bailiffs. We live in a small village and a lot of people thought my friend was being unfair getting this woman put as she was homeless afterwards. A horrible situation.

Cosyblankets · 30/04/2026 12:18

Imanautumn · 30/04/2026 08:32

You cannot evict based on wanting to sell or move family in you’re wrong about that.

You can

GoldebWeasel · 30/04/2026 12:17

Bqio · 30/04/2026 12:06

I think it would have been better to use the money/time to go after shit landlords rather than terrify good ones who only rent out one property.

My db rented a 1 bed flat from a woman who lived in the same street as him. She bought it with her adult child when her husband died as a sort of investment/revenue stream, with the inherited money. Everyone was happy for 9 years until the current government scared the shit out of this lady and my brother’s flat was sold.

You can think the renters rights bill is good and it might look reasonable on paper, but so far all it’s done is shit on my brother’s living situation, finances, time, mental health and wellbeing.

Yes completely agree. It would be interesting to know how many situations where both parties (landlord/renters) were actually really happy with the status quo and this legislation has now upended it. I guess along with farmers, independent school children, employers and high earners that landlords are just some abstract baddie and enemy of the people. This country desperately needs some grown up input into policies.

Cosyblankets · 30/04/2026 12:13

snowmichael · 30/04/2026 11:55

You've always been able to give notice, report the landlord, get the council or ombudsman involved

What has changed is that now when you move out there won't be anywhere near as many properties available for you to rent

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I think this poster was tied in for a year

Mintchocs · 30/04/2026 12:12

Pineapplewhip · 30/04/2026 06:45

Did you not have landlord insurance to protect you? This is what i am assuming would protect a landlord - but not being a landlord myself I dont know about the cost/limits etc... so wanted to ask.

I agree I think people will sell up and the market will miss these rentals - but maybe after a time the next wave of "landlords to be" will just accept this is the norm and actually be responsible. I don't see the buy to let method of investment disappearing.

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You are so ill informed. My DH was going through a bereavement when we were battling terrible tenants, even before these new rules. These appalling tenants literally trashed our house and made it unliveable. It was so bloody hard getting them out but we were able to eventually. We had always been really respectful of tenants and did everything right. The stress was unbelievable.

My DH almost had a heart attack because of the stress. If these new rules had been in place then, they'd probably have been unmoveable. If you want to draw such bold opinions at least bother to do a bit of research first.

Cosyblankets · 30/04/2026 12:09

Mapletree1985 · 30/04/2026 10:51

They want someone to give them house for free and then pay to maintain it for them.

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Are you suggesting they let it out free of charge?

Landlions · 30/04/2026 12:07

Institutional investors own well under 1% of all UK homes, but around 2% of the UK private rented sector.

Marmalademorning · 30/04/2026 12:07

Well, this will just see the end of the small scale landlord and open the door to large investment firms, the likes of Blackrock (who Starmer had been keen to be in close partnership with 🙄) buying up all the housing. It will be end of home ownership as we know it. I feel sorry for the kids of this country. The future looks bleak 😔

Bqio · 30/04/2026 12:06

I think it would have been better to use the money/time to go after shit landlords rather than terrify good ones who only rent out one property.

My db rented a 1 bed flat from a woman who lived in the same street as him. She bought it with her adult child when her husband died as a sort of investment/revenue stream, with the inherited money. Everyone was happy for 9 years until the current government scared the shit out of this lady and my brother’s flat was sold.

You can think the renters rights bill is good and it might look reasonable on paper, but so far all it’s done is shit on my brother’s living situation, finances, time, mental health and wellbeing.

snowmichael · 30/04/2026 12:05

Landlions · 30/04/2026 09:33

Can someone answer me this. What's the profit margin landlords receive after tax?

Is there any data?

You can't get a BTL mortgage unless there's a 7% return after costs

Cosyblankets · 30/04/2026 12:05

HobGobblynne · 30/04/2026 10:39

Landlords should absolutely have insurance - this isn't a new thing from the RRA, it's always been good practice. Insurance is a business expense that needs to be factored in.

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Of course it will be factored in.... when setting the rent
When the costs go up so will the rent

snowmichael · 30/04/2026 12:03

SapphOhNo · 30/04/2026 08:47

No break clause been here 6 months. They cleverly masked the issues and outright lied about the damp problem and the leak.

We've done everything reasonable but on discussing with people in our building there are clear structural issues with the property that can't be easily or cheaply addressed and a mix of responsibilities between the landlord and freeholder so for instance, despite reporting a leaking roof in December it's still not sorted so every time it rains we have to put a bucket down as water comes through our ceiling light fittings (which they've done the bare minimum about and got an electrician to make it 'safe'.

Yes we've raised it as an environmental health issue with the council but that can take months of time and energy and all we want warm dry home.

I have my notice already written to hit send first thing tomorrow when the bill comes in.

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You are not on a Shorthold Tenancy Agreement?

they saw you coming, didn't they

snowmichael · 30/04/2026 12:01

Imanautumn · 30/04/2026 08:32

You cannot evict based on wanting to sell or move family in you’re wrong about that.

You are completely wrong

Those are about the only two reasons you can serve a Section 21 notice

Ritaskitchen · 30/04/2026 11:59

I’m a landlord and a tenant (via my DC at university) and I don’t live in the Uk.
I think in general it’s a good Bill. I’m happy my tenants have extra protections.

But there are a particular couple of issues that will affect a minority but are likely to be a big issue for them.

Tenants can’t pay rent up front anymore. As Uk passport holders who don’t live in the Uk we can’t be guarantors for our DC. So we used to pay rent upfront in 2 x 6 months chunks. We can’t do that anymore.
Fortunately we have a family member who willing to be the guarantor. But this is going to be very expensive for ppl coming to the Uk as the guarantor agencies are expensive. There should have been provision for this.

There should have been special provisions for students. Now rents will just go up for students or conditions/maintenance will get worse because the students can start tenancies in September not July and so landlords will just put rents up. I think this was a missed opportunity. There should have been a provision for fixed term tenancies for students.
Time will tell if we decide not to be landlords anymore. I suspect on balance we will stop.

snowmichael · 30/04/2026 11:58

ProudAmberTurtle · 30/04/2026 08:28

Your working bathroom falls under Section 11 of the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018.

The new law tomorrow won't make any difference when it comes to that, sadly.

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Both of those acts introduced and implemented by the evil Tories, I note

Landlions · 30/04/2026 11:55

snowmichael · 30/04/2026 11:40

And if the tenant refuse to move out?
An eviction via the court takes a MINIMUM of three months, usually six months to a year

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I used to watch "can't pay we'll take it away". Could they also file for the eviction AND to collect for the missed rent?

snowmichael · 30/04/2026 11:55

SapphOhNo · 30/04/2026 08:09

I'm so glad that thanks to this new bill I can hand my notice in on my god awful rental. Damp, mould, leaking roof that hasnt been sorted in six months.

One thing they still need to fix is unregulated letting agents.

You've always been able to give notice, report the landlord, get the council or ombudsman involved

What has changed is that now when you move out there won't be anywhere near as many properties available for you to rent

Aluna · 30/04/2026 11:54

Boomer55 · 30/04/2026 11:53

It’s happening in my part of the SE now. It’s a London borough, the council can’t source private housing, there aren’t enough council homes, so homeless people get one choice - either move where we say (all over the country) or sort yourself out.🤷‍♀️

I know two families who have been moved to Newcastle. From London. All support, schools and work is now gone for them. 🤷‍♀️

Indeed - best be careful what you wish for.

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Exactly.

Aluna · 30/04/2026 11:54

Astrabees · 30/04/2026 11:48

DS2 and his fiancée are now buying a 2 bed flat in South London. It is going to be substantially cheaper than renting. They rented a nice flat but after a year the landlord wanted an extra £400 pcm and they had to move. They moved to another nice rental but again each year there brings a rent increase that takes up any pay rises they get and leaves them worse off. This is no way to live long term.
I get a bit cross when landlords say if they all sell up there will be no rentals available. The rentals would sell for lower prices if the market was flooded which would mean more young people could afford to buy or they would be bought by larger scale landlords and back on the market quickly.

The market will flooded in the short term only, the price dip only temporary, properties snapped up by corporations. Then a long term, permanent dearth of affordable rental properties.

Boomer55 · 30/04/2026 11:53

ChilledProsecco · 30/04/2026 09:22

Take a look at what’s happening in Scotland- similar reforms were introduced years ago with the outcomes of a mass exodus of LL from the rental market, increasing rents for tenants & an ever-decreasing private rental housing supply.

be careful what you wish for…..

It’s happening in my part of the SE now. It’s a London borough, the council can’t source private housing, there aren’t enough council homes, so homeless people get one choice - either move where we say (all over the country) or sort yourself out.🤷‍♀️

I know two families who have been moved to Newcastle. From London. All support, schools and work is now gone for them. 🤷‍♀️

Indeed - best be careful what you wish for.

snowmichael · 30/04/2026 11:53

puddingwisdom · 30/04/2026 08:07

Sorry landlords, but you don't get damp problems that cause you thousands of pounds to fix because your tenants don't open the windows. The fact anyone claims this makes them look like one of the terrible landlords this act is about. I own a Victorian house.

I am not a landlord any more but this simply isnt true. If you constantly hang washing up to dry in unventilated rooms you will get mould forming due to the high humidity conditions. It doesnt mean the house has a structural damp issue.

The only condensation mould problem I have ever had with tenants in 20 years of renting was rice steamers in a bedroom (this was in a four bed 1970s detached house with a huge kitchen)

After strong words, and the threat of eviction, they agreed to only use the steamer in the kitchen

They left a few months later for unrelated reasons, and the cost of treating the mould was deducted from their deposit

HelenaWaiting · 30/04/2026 11:52

TeenagersAngst · 30/04/2026 06:31

There was already plenty of regulation of the PRS that is woefully enforced meaning good landlords who comply have a harder time and bad landlords carry on regardless.

Bad landlords will carry on regardless of the RRA as well.

If the government really wanted to help tenants, they would leave the private sector alone and focus on building social housing. The private sector would then operate on its own merits and either fail or succeed.

The worst of all worlds is the system we have - an over-regulated private sector.

Edited

This. The rotten housing market forcing rents ever higher is a direct result of Thatcher's destruction of social housing. Everything else that is wrong with this country can also be laid at her door.

Aluna · 30/04/2026 11:51

AprilMizzel · 30/04/2026 11:49

I didn't know that but have read they want corporation landlords.

Though PP point about renting to councils may also apply.

We spent ten years renting and saving house deposit - can't see this making it easier for next generation to do the same.

I have read that projection suggest there will be around 1% decrease in house prices due to deaths increases due to aging population - more coming on market and lower demand as fewer workers - if you've got coporate landlords buying them all up that likely not to happen either.

It will be interesting to see how this all pans out - whether it settles as landlords remainging just get on in new system - though my DC are coming up to age they'd be moving round country for careers and looking to rent so may well be a very bad thing for them and us.

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Corporate landlords is exactly where this is going.

They will be infinitely harder to deal with.

randomchap · 30/04/2026 11:50

snowmichael · 30/04/2026 11:49

And when the trashing tenant refuses to move out?
To get an eviction notice served takes a minimum of three months - sometimes as long as a year
To get it processed by bailiffs takes a minimum of two months on top

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Same as it was before the RRA