The rental market is no stranger to reform. Over the past decade landlords have had to adapt to new tax rules, licensing schemes, and energy efficiency standards. Now, another significant change is on the horizon – the Renters’ Rights Bill. If passed in its current form, it could reshape how landlords operate across the UK. The bill proposes sweeping changes to tenancy structures, eviction procedures, and rent regulation. While change can be unsettling, being prepared early can turn challenges into opportunities. At KeyStep Properties, we have been following the developments closely, and in this article we will explain what the bill means, how it might affect you, and how our property management services can help you navigate the transition smoothly.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill is a piece of legislation introduced to improve security for tenants and create a more balanced rental system. It builds on years of consultation with tenant groups, landlords, and housing experts. Key elements of the bill include ending assured shorthold tenancies (ASTs), scrapping so-called “no-fault” Section 21 evictions, introducing stricter controls on rent increases, and ensuring that homes meet higher minimum standards. For tenants, the intention is greater stability. For landlords, it means operating within a more regulated environment that prioritises long-term tenancies and accountability.
Key Proposals Every Landlord Needs to Understand
The bill covers a broad range of reforms, but some are more immediately impactful than others. Here are the changes that landlords should pay close attention to:
- End of Section 21 evictions – Landlords will no longer be able to evict tenants without providing a specific reason. Instead, they must use Section 8 grounds, such as rent arrears or breach of tenancy.
- Permanent end to ASTs – All tenancies would become open-ended, removing fixed-term contracts as we know them today.
- Stricter rent increase rules – Landlords will only be allowed to raise rents once per year, and tenants will be able to challenge rises more easily through tribunals.
- Higher property standards – The bill introduces clearer requirements around health, safety, and energy efficiency. Homes will need to meet these minimum standards for a landlord to legally let them out.
Each of these changes will alter the way landlords manage their properties. But it is important to remember that with expert support, the risks can be managed, and in some cases, new opportunities may even open up.
How Could This Affect Your Investments?
For landlords with large portfolios or single-property owners, the effects will be felt differently. The removal of Section 21 could make it harder to regain possession quickly, which may be a worry for those who rely on flexibility. However, tenants with greater security are more likely to stay longer, reducing void periods and the costs associated with frequent changeovers.
Open-ended tenancies may feel restrictive, but they could also create more reliable income streams. For investors in Leeds and West Yorkshire, where student lets and professional rentals are in high demand, the bill could lead to more consistent occupancy. Stricter rent increase rules will require careful planning, but rents in Leeds have been steadily rising – with a 6.4% annual increase recorded in 2024, according to the Office for National Statistics. This suggests that even under new regulations, landlords can still benefit from solid yields.
At KeyStep Properties, we specialise in maximising rental returns in changing market conditions. From structuring your tenancy agreements to advising on compliance, our team ensures that you remain one step ahead.
Preparing for the End of Section 21
The loss of Section 21 is understandably one of the most controversial parts of the bill. Many landlords see it as a necessary safeguard against problem tenants. However, the reality is that the majority of landlords rarely use Section 21. The government has promised to strengthen Section 8 grounds, including faster processes for reclaiming a property in cases of antisocial behaviour or persistent rent arrears.
For landlords who are worried, preparation is key. That means ensuring tenancy agreements are watertight, keeping meticulous records, and acting promptly if issues arise. KeyStep Properties already provides landlords with legal guidance and proactive tenant management. By acting as the first point of contact with tenants, we often resolve problems before they escalate. If eviction becomes necessary, we can manage the process professionally, ensuring landlords remain compliant while protecting their interests.
Rent Increase Rules – What You Can and Cannot Do
Another major change is the proposed restriction to one rent increase per year. On the surface, this may seem limiting. However, the bill does not prevent landlords from setting rents at the market level when new tenants move in. For landlords with good-quality properties in areas of demand, this remains an advantage.
Tenants will also have the right to challenge rent increases through a tribunal if they feel they are unfair. While this sounds daunting, having professional property management ensures that rent reviews are backed by evidence. At KeyStep Properties, we conduct regular market analyses to determine fair rents, ensuring that landlords achieve strong returns without falling foul of regulations. This makes it highly unlikely that increases will be successfully challenged.
Raising Property Standards – A Challenge or an Opportunity?
The bill also places emphasis on higher property standards. While some landlords may see this as an extra expense, others recognise it as an investment. Energy-efficient homes not only comply with regulation but also attract better tenants and higher rents. A survey by Savills in 2025 found that 72% of renters said energy efficiency was a deciding factor when choosing a home.
If your property needs upgrading, KeyStep Properties can guide you through cost-effective improvements. From managing contractors to advising on grants, we help landlords raise standards without overspending. By positioning your property at the top of the market, you are more likely to enjoy lower voids and reliable tenants.
How Landlords Should Respond Now
The Renters’ Rights Bill is not law yet, but landlords who prepare early will be at a significant advantage. Here are some practical steps you can take now:
- Review all tenancy agreements and ensure they comply with existing legislation.
- Consider switching to professional property management to reduce risk and improve compliance.
- Budget for potential property upgrades, particularly around energy efficiency.
- Reassess your rent review process to ensure increases are justifiable and evidence-based.
- Keep informed – legislation can change as it passes through Parliament.
By working with KeyStep Properties, landlords can take these steps with confidence. Our expertise in property management means we are already adjusting our services to account for the potential changes.
Why This Could Be Positive for Professional Landlords
While some headlines present the Renters’ Rights Bill as a blow to landlords, professional investors who take property management seriously are likely to benefit. Longer tenancies and higher standards appeal to better tenants, who are often more reliable and take greater care of their homes. By ensuring your properties are compliant and well managed, you can differentiate yourself from landlords who fail to adapt.
KeyStep Properties thrives in exactly these scenarios. We support landlords in turning regulatory change into an advantage. Whether you own a single buy-to-let in Leeds or a portfolio across West Yorkshire, our management services ensure that your properties remain compliant, profitable, and attractive to tenants.
The Future of the Rental Market
The UK rental sector is undergoing a period of transformation. With increasing demand from tenants, new legal frameworks, and a growing focus on sustainability, the landscape is shifting. Landlords who resist change may struggle, but those who adapt can thrive. Leeds in particular continues to be a hotspot for rental demand, thanks to its universities, thriving business sector, and young professional population. By partnering with a forward-thinking property management company like KeyStep Properties, landlords can safeguard their investments and continue to see growth in this evolving market.
The Renters’ Rights Bill may bring challenges, but it also creates clarity and stability. With preparation, support, and expert management, landlords can embrace the future with confidence. At KeyStep Properties, we are committed to helping you achieve exactly that.