The countdown without a clock – preparing for Renters’ Rights Bill – London Wallet

The property industry is about to enter a period of profound reform. The programme of Renters’ Rights will reshape the responsibilities of landlords, tenants and agents, creating new expectations, stricter compliance requirements and a sharper focus on fairness and accountability.

This is not speculation, change is certain. What is uncertain is exactly when it will arrive. At present, the Bill carries no confirmed implementation details and we do not know the precise timeframes. Some may be tempted to treat this uncertainty as a reason to wait. In reality, it is the strongest possible signal that preparation must begin now. Those who act early will find the transition far easier when the law comes into effect.

In my role as head of redress, I see first hand the pressures this sector faces. Day after day, my office handles complaints that could often have been avoided through clearer communication, stronger processes or simply a better understanding of obligations. The majority of disputes do not arise from deliberate misconduct. They stem from gaps in knowledge and outdated practices that have not kept pace with consumer expectations or regulatory change.

What is needed is a new mindset. I want to see landlords and agents who are not only compliant but genuinely hungry to learn, to improve, and to raise standards before new laws make it unavoidable.

The Renters’ Rights Bill will require more from all of us. It will demand:

+ Full transparency over fees, charges and terms. Under the new Bill, landlords and agents will no longer be allowed to encourage rental bidding wars or accept offers above the advertised rent. Clear, upfront pricing will be essential.

+ Clearer obligations around communication and response times. Tenants will gain stronger rights to challenge unfair rent increases through formal processes, and disputes may be escalated to the new Ombudsman. 

+ Stronger systems for resolving complaints quickly and fairly. A dedicated Ombudsman for the private rented sector will be created, giving tenants direct recourse if complaints are not dealt with properly. This places greater emphasis on resolving issues in-house before they escalate.

+ A professional culture that embodies accountability rather than merely satisfying minimum requirements. The Decent Homes Standard will be extended to the private rented sector, requiring safe, well-maintained properties. Section 21 “no-fault” evictions will be abolished, replaced by more transparent possession grounds, making clear processes and documentation even more critical.

+ Fairness and inclusion in practice, not just principle. Landlords will no longer be able to discriminate against tenants based on their family status or source of income, such as those receiving benefits. In addition, tenants will have stronger rights to request a pet, with landlords unable to refuse unreasonably.

Some may view these changes as an additional burden. I believe they are an opportunity to rebuild trust, to demonstrate professionalism and to prove that property agents are essential partners in the housing market.

So how should you prepare? Here are three practical steps that every landlord and agent can begin immediately:

Invest in education and training. Make sure you and your teams are fully informed about the new standards. The Decent Homes requirements, restrictions on rent increases, tenants’ rights to challenge unfair practices, and protections around pets and discrimination. A lack of knowledge today will translate into a compliance failure tomorrow.

Review your processes and paperwork. Examine how you present fees, terms and tenancy agreements to landlords and tenants, and how you manage complaints. Consider how you will operate when Section 21 is gone, tenancies become periodic, and rental bidding is prohibited. Ask whether your documents and systems would stand up to scrutiny from both regulators and consumers. 

Be open and fair. Do more than the minimum required. The Ombudsman and the landlord database will expect clear standards. Treat tenants consistently, without discrimination, and deal with requests such as pets in a reasonable way. These simple steps build trust and help prevent complaints. 

The reforms will separate those who wait to be led from those who choose to lead. The eager, proactive and well-informed professionals will set the benchmark for the future of this industry.

The choice is clear. Either wait to be forced into compliance, or step forward with confidence and credibility. The Renters’ Rights Bill is coming and although the timetable may be uncertain, the direction of travel is not. It is time to demonstrate that we are ready to embrace a more professionalised sector.

Every part of this industry will feel the impact of Renters’ Rights, from tenants to landlords to agents. How you prepare will define your place in it.

Sean Hooker is head of redress at The Property Redress Scheme.