Being a landlord in the UK has never been more demanding. Between rising maintenance costs, shifting mortgage rates, and evolving tenant expectations, the job already keeps most property owners on their toes. And now, with the Renters’ Rights Act making its way firmly into law, the regulatory landscape has changed significantly.
If you’re a landlord or property investor trying to get your head around what this legislation actually means for you, you’re in the right place. This article breaks down the 10 essential landlord duties under the Renters’ Rights Act, in plain language, without the legal jargon.
More importantly, we’ll show you how partnering with a trusted guaranteed rent solution provider like Prem Property can take the compliance burden off your plate entirely, so you can concentrate on what counts most: protecting your investment and growing your portfolio.
What Is the Renters’ Rights Act and Why Does It Matter?
The Renters’ Rights Act is landmark legislation that fundamentally reforms the private rented sector in England. After years of campaigning by tenant advocacy groups and a series of government consultations, the Act received Royal Assent in 2025 and introduced the most significant changes to landlord-tenant law since the Housing Act 1988.
At its core, the Act is designed to give renters greater security and stability. But make no mistake: it places substantial new obligations on landlords. Non-compliance isn’t just a legal risk; it can mean hefty fines, reputational damage, and serious complications when managing your property.
Understanding your landlord duties under the Renters’ Rights Act isn’t optional. It’s essential.
10 Essential Landlord Duties Under the Renters’ Rights Act
1. No More Section 21: Understanding the New Eviction Framework
Perhaps the most headline-grabbing change is the abolition of Section 21 ‘no-fault’ evictions. From now on, landlords can no longer evict tenants without providing a valid, legally recognised reason.
Under the Act, all assured shorthold tenancies (ASTs) become periodic tenancies by default. If you need to reclaim your property, you’ll need to rely on the updated grounds under Section 8, such as persistent rent arrears, breach of tenancy, or wishing to sell or move into the property.
This is a significant shift. Landlords must understand the new grounds thoroughly and ensure any possession proceedings are properly documented and legally watertight.
2. Registering on the Landlord Portal (Private Rented Sector Database)
The Act introduces a mandatory Private Rented Sector (PRS) database, which requires all landlords in England to register themselves and their rental properties. This is not voluntary.
The database is designed to improve transparency across the sector, giving local councils and tenants access to information about landlords and their compliance history. Failure to register can result in financial penalties, so this is one obligation you simply cannot overlook.
3. Meeting the Decent Homes Standard
For the first time, the Decent Homes Standard, previously applied only to social housing, will be extended to the private rented sector.
This means your property must meet a baseline of quality that includes being free from category one hazards under the Housing Health and Safety Rating System (HHSRS), in a reasonable state of repair, with reasonably modern facilities and reasonably comfortable in terms of thermal comfort.
Landlords must carry out a thorough review of their properties and address any issues before the standard is formally enforced in their area.
4. Responding to Requests for Pets
Under the Renters’ Rights Act, tenants now have the legal right to request permission to keep a pet. As a landlord, you cannot unreasonably refuse such a request.
While you’re still permitted to decline in certain circumstances, you must respond within 42 days and provide a valid reason if you do so. You are also entitled to require that the tenant takes out pet damage insurance as a condition of approval.
This duty requires landlords to have a clear, documented process for handling pet requests, and to keep records of all decisions made.
5. Protecting Tenants from Unlawful Rent Increases
The Act introduces stronger protections against arbitrary or excessive rent increases. Landlords can only increase rent once per year and must give at least two months’ written notice using the prescribed Section 13 process.
Tenants will have the right to challenge rent increases they consider above market rate at the First-tier Tribunal. Any increase above market rate will be rejected.
This means landlords need to be confident that any rent review is fair, justified, and well-documented, particularly if you anticipate letting in a competitive local market.
6. Providing a Written Statement of Terms
Landlords are now required to provide tenants with a written statement of the terms of their tenancy from the outset. This isn’t simply handing over a standard AST agreement; it must be clear, legible, and include all prescribed information.
This includes the tenant’s rights and responsibilities, the landlord’s contact details and registration number, and the grounds on which possession could be sought.
Getting this right from day one protects both parties and reduces the risk of disputes down the line.
7. Adhering to Awaab’s Law in the Private Rented Sector
Following the tragic death of Awaab Ishak, Awaab’s Law was initially enacted for social landlords. The Renters’ Rights Act now extends these provisions to the private rented sector.
In practice, this means landlords must investigate and begin remediation of hazardous conditions, particularly damp and mould, within a legally defined timeframe. Emergency repairs must begin within 24 hours in the most serious cases.
Landlords who fail to respond promptly to reports of hazardous conditions face serious legal consequences, including tenant compensation and enforcement action by local authorities.
8. Protecting Tenancy Deposits Correctly
This isn’t a new duty, but the Renters’ Rights Act reinforces and tightens the existing obligations around deposit protection. Landlords must continue to place deposits in a government-approved Tenancy Deposit Protection (TDP) scheme within 30 days of receipt.
Crucially, the Act clarifies deposit cap rules and strengthens tenants’ rights to challenge unlawful deductions. Landlords should review their deposit handling procedures and ensure they are fully compliant with both deposit protection rules and the new legislative framework.
9. Complying with Anti-Discrimination Rules
The Renters’ Rights Act explicitly forbids landlords from not letting to tenants because of their benefit status or because they have children. Blanket ‘No DSS’ and ‘No children’ policies are now unlawful.
Every tenant applicant must be considered on their individual merits. Landlords who maintain blanket exclusions risk enforcement action, reputational damage, and financial penalties.
If affordability is a concern, there are lawful and proportionate ways to assess this; broad exclusions are no longer permitted.
10. Engaging Transparently During Inspections and Maintenance
Finally, the Act reinforces landlords’ obligations around property access. You must give at least 24 hours’ written notice before entering the property, except in genuine emergencies.
More broadly, landlords are expected to engage transparently and responsibly with tenants when carrying out inspections, maintenance, and repairs. A well-managed property with clear communication isn’t just legally required; it also leads to longer tenancies and fewer disputes.
How Non-Compliance Could Cost You
The penalties for failing to meet your landlord duties under the Renters’ Rights Act are substantial. Local housing authorities have increased enforcement powers, and financial penalties for offences such as failing to register on the PRS database or issuing unlawful notices can reach up to £40,000 in the most serious cases.
Beyond fines, non-compliant landlords risk being barred from operating, losing the ability to recover possession of their property, and facing reputational damage that makes it difficult to find quality tenants in the future.
The message is clear: compliance is not a cost; it’s an investment in the long-term viability of your portfolio.
Why Landlords Are Turning to Guaranteed Rent Solutions
The increased complexity of landlord obligations is prompting many property owners across the UK to reconsider how they manage their lettings. For a growing number of investors, the answer lies in partnering with a reliable guaranteed rent solution provider.
With guaranteed rent, you hand over the day-to-day management of your property to a professional company, receiving a fixed, reliable income each month regardless of whether the property is occupied. No void periods. No chasing arrears. No late-night maintenance calls.
More importantly, a reputable provider handles compliance on your behalf, ensuring that your property consistently meets the obligations placed on landlords under legislation like the Renters’ Rights Act.
This isn’t a scheme or a quick fix; it’s a professional, long-term arrangement that takes the stress out of property management while keeping your investment protected.
How Prem Property Supports Compliant, Stress-Free Letting
At Prem Property, we understand the pressures facing UK landlords in today’s regulatory environment. We’ve built our guaranteed rent solution around the specific needs of property owners who want reliable income without the operational headaches.
When you work with us, you receive a guaranteed monthly rent, paid on time, every time, while we take full responsibility for tenant management, maintenance coordination, and regulatory compliance. We stay up to date with every development in UK property law, including all provisions under the Renters’ Rights Act, so you don’t have to.
We work with landlords across the UK, from single-property owners to multi-unit investors, providing a professional, transparent, and dependable service that protects your income and your property.
This is not a letting scheme. It’s a proper, fully managed guaranteed rent solution: backed by expertise, delivered with integrity.
Stay Compliant, Stay Protected
The Renters’ Rights Act represents a fundamental shift in how the private rented sector operates in England. For landlords, the message is unambiguous: the era of minimal oversight is over. The 10 landlord duties outlined in this article represent the new baseline for responsible property ownership.
Whether you choose to manage compliance yourself or partner with a guaranteed rent solution provider like Prem Property, understanding these duties is the essential first step. Stay informed, stay compliant, and protect the investment you’ve worked hard to build.
Frequently Asked Questions
| Q1. What is the main change for landlords under the Renters’ Rights Act? The most significant change is the abolition of Section 21 no-fault evictions. Landlords must now provide a legally recognised ground under Section 8 to recover possession of their property. All tenancies also become periodic by default, removing fixed terms as a standard structure. |
| Q2. Do I need to register on the new landlord database? Yes. The Renters’ Rights Act introduces a mandatory Private Rented Sector database. All landlords in England must register themselves and their properties. Failure to do so can result in a financial penalty of up to £40,000 in the most serious cases. |
| Q3. Can I still refuse to allow pets in my property? You may still decline a tenant’s request to keep a pet, but only on reasonable grounds and within 42 days of receiving the request. Blanket no-pet policies are no longer permitted. You can, however, require the tenant to obtain pet damage insurance as a condition of approval. |
| Q4. What is the Decent Homes Standard and does it apply to private landlords? The Decent Homes Standard sets a minimum baseline of quality for rental properties. Traditionally applied to social housing, the Renters’ Rights Act extends it to the private rented sector. Your property must be free from serious hazards, in reasonable repair, and provide adequate thermal comfort. |
| Q5. How does a guaranteed rent solution help with compliance under the Renters’ Rights Act? A professional guaranteed rent solution provider like Prem Property manages all aspects of tenancy compliance on your behalf, including property standards, maintenance obligations, deposit handling, and adherence to new letting rules. You receive a fixed monthly income whilst we handle the regulatory side of your portfolio, giving you complete peace of mind. |