Why the Renters Rights Act Matters

This is the biggest overhaul of the private rented sector in over 30 years.

It aims to rebalance the relationship between owners and residents — giving residents more security and accountability, while ensuring that fair and professional
owners (like those we work with) can continue to let with confidence.

At Maxine Lester, we’ve been preparing for these changes since 2019, long before they were written into this new Act. That means our owners can rest easy knowing their homes, compliance, and processes are already ahead of the curve.

So what are the key changes — and what do they mean for you? Read on…

1. Section 21 Evictions Are Being Abolished

The “no-fault” Section 21 route is going. All tenancies will move to a periodic structure, meaning residents will have ongoing security without fixed end dates.

What this means for you:

You’ll still be able to regain possession of your property, but only through clearly defined and fair legal grounds. These include wanting to sell, move in, or if the
Resident breaches their agreement. We’ll ensure your documentation and processes meet the new requirements, so you can act swiftly and legally if needed.

2. New possession grounds and safeguards

The Act introduces updated possession grounds designed to balance fairness and flexibility.

Residents will be given more time to relocate when asked to leave because an owner wishes to move in or sell. Unscrupulous landlords will face tougher scrutiny to ensure they’re not misusing these grounds.

Our reassurance:

We already operate to these standards. Our notices and evidence procedures are watertight, protecting your right to possession when it’s justified.

3. New rules around rent increases

The government is tackling “backdoor evictions” — where rents are hiked to force residents out.

While you can still increase rent in line with market value, any excessive or unfair rise can be challenged through an independent tribunal.

Our approach:

We already conduct fair market reviews for every rent increase. This ensures your return is maximised and compliant, avoiding the risk of disputes or penalties.

4. The private rented sector ombudsman

Every owner will need to join a new private rented sector ombudsman. This will provide a quick, impartial way for residents to raise complaints and ensure issues are resolved fairly.

The good news?

We already belong to a redress scheme that mirrors this approach. For our owners, this new requirement will make little practical difference — except to highlight how professional lettings should already operate.

5. The National Landlord Database

A new central database will be introduced, and every owner must register to continue letting. This aims to make legal obligations clearer and help councils target
poor practice.

What this means for you:

Registration will be mandatory to serve certain legal notices — including possession. For owners managed by us, we’ll handle the registration process and maintain compliance on your behalf.

6. The right to request a pet

Residents will gain the right to request a pet, and you’ll no longer be able to unreasonably refuse.

Our guidance:

We’ll help you assess requests fairly, update your tenancy terms, and ensure any pet-related deposits or insurance are handled properly.

7. The Decent Homes Standard and Awaab’s Law

For the first time, the Decent Homes Standard will apply to the private sector in the future although it has already started for social housing, ensuring all rented homes are safe, warm, and well maintained.

Awaab’s Law will set strict timeframes for fixing serious hazards such as mould, damp, or structural issues.

Our track record:

We’ve long maintained that prevention is better than cure. Our routine inspections, prompt repairs, and detailed reporting already meet or exceed these standards, saving owners from costly enforcement action.

8. Fairness and equal access

It will become illegal to discriminate against prospective residents because they receive benefits or have children.

It will also be illegal to ask for or accept offers above the advertised rent — ending rental bidding wars once and for all.

Why this matters:

It’s a step towards transparency and fairness — and aligns perfectly with our own values of Expert, Honourable and Personal service.

A changing landscape… but you’re already protected

We know that sweeping legislative reform can sound daunting. But at Maxine Lester, we’ve been building towards this for years.

We’ve:

• Implemented transparent rent reviews and documentation since 2019
• Maintained fair possession practices that align with the new grounds
• Prioritised property standards, safety, and compliance at every stage

So while others scramble to adjust, our owners can continue letting with peace of mind, knowing everything is already in place.

What happens next?

When the wording is announced, we’ll guide our owners through every step, from registration and compliance checks to updated tenancy documentation.

If you’re letting a property without professional management, this is the time to seek expert support. The cost of non-compliance under this Act could be significant — not just financially, but legally.