London Legal Podcast: Renters’ Rights Act – Key FAQs for Landlords and Tenants

What should landlords and tenants be doing now to prepare for the Renters’ Rights Act?

This episode of the London Legal Podcast featured Partners from our Dispute Resolution team, Bahareh Amani and Ruhul Ameen, who unpacked the Renters’ Rights Act and answer some key questions landlords and tenants may have.

They discuss what the Act means in practice, including the abolition of no-fault evictions, new tenancy structures, rent controls, higher property standards, and the shifting balance of rights and responsibilities in the private rented sector.

Listen now for clear, practical insights into one of the biggest housing law reforms in decades either through Spotify or YouTube.

Read the full transcript below:

Host: Welcome to another episode of the London Legal Podcast in conjunction with Bloomsbury Radio via Bloomsbury Institute London, where this episode will also feature on their exclusive radio show, The Letter of the Law.

Today we’re talking about the Renters’ Rights Act, looking to answer some key questions landlords and tenants may have about its implications. We’re delighted to welcome two Partners from the Dispute Resolution team at Hodge Jones & Allen Solicitors, Ruhul Ameen, and Bahareh Amani. Ruhul, Bahareh, tell us a bit about yourselves before we take a deep dive into the Act and what it means for landlords and tenants.

Ruhul Ameen: I am a Partner and solicitor in the Dispute Resolution team at Hodge Jones & Allen. I have over 20 years’ experience in dealing with litigation cases. I qualified as a solicitor in 1999 and became a partner at Hodge Jones & Allen in 2020. I specialise in property disputes including landlord and tenant matters, as well as dealing with other civil and commercial disputes wider commercial and civil litigation, including, professional negligence and contested probate matters. I regularly represent clients across all levels of the courts and tribunals, and I combine strong litigation skills with negotiation and mediation to promote the best interests of my clients.

Bahareh Amani: I’m a Partner in the Dispute Resolution team and joined the firm in late 2018 as a Senior Associate. I was promoted to Partner in May 2022, having specialised in litigation and property disputes since qualifying in 2010.

I handle a wide range of housing and property law matters, including disrepair claims, landlord and tenant disputes, possession proceedings, and appeals of local authority housing decisions. I also work on freeholder and leaseholder disputes, wider commercial and civil disputes, contested probate, and contractual cases, and I’m experienced in negotiating settlements and representing clients at all court levels.

Before joining Hodge Jones & Allen, I spent over eight years at another firm where I became a partner and housing supervisor. I enjoy defending possession claims and pursuing disrepair matters, often achieving negotiated outcomes for my clients. I have been recognised as a “Next Generation Partner” by Legal 500.

Host: Thank you both, now tell us a bit about the firm for those listeners who aren’t aware of what areas of law Hodge Jones & Allen specialise in, and the kind of clients you help.

Ruhul Ameen: The firm was set up in 1977, almost 50 years ago now, by Henry Hodge, Peter Jones and Patrick Allen. They were committed to helping individuals who otherwise would not be able to gain access to justice. The firm has grown over the years, and we now have over 250 members of staff and most recently featured in The Times Best Law Firms 2026 list, which ranks the top 250 law firms in England and Wales.

Hodge Jones & Allen Solicitors has a number of teams that assists people with their legal issues, ranging from asbestos diseases, other personal injury or medical negligence claims, criminal defence work, Wills and probate and many other areas of the law that people from all walks of life may need help with. Each area of the law that we cover has specialist teams, so our clients know they are in experienced hands.

Everyone who works at HJA follows the philosophy of helping people gain access to the law, irrelevant of a client’s means or background, and this ethos has always been at the forefront of what we do. I am very proud to be part of Hodge Jones & Allen.

Host: So, let’s go straight into the topic for today’s conversation. The Renters’ Rights Act, of which phase one will be implemented from 1 May 2026, has been described as a landmark legislation that marks one of the most significant reforms to England’s private rented sector in nearly 40 years. Bahareh, let’s start with you – in general terms, what does the Renters’ Rights Bill mean for landlords and tenants?

Bahareh Amani: The Renters Right Act 2025 represents significant change to renting in England. The legislation, which received Royal Assent in October 2025, is expected to take effect in phases from 1 May 2026.

In general terms, the Renters’ Rights Bill represents a major rebalancing of the relationship between landlords and tenants in the private rented sector in England. Its core effect is to increase security and protections for tenants, while raising responsibilities, regulation, and risk management requirements for landlords. The reform includes the abolition of “no-fault” evictions, meaning landlords will only be able to evict tenants for specific, legally defined reasons such as anti-social behaviour or an intention to sell the property, or rent arrears.

Host: What is the aim and scope of the act?

Ruhul Ameen: The Renters’ Rights Act aims to make the private rented sector in England fairer, safer and more secure for tenants, while supporting responsible landlords.

Its key aims are to:

• End unfair evictions by abolishing no-fault (Section 21) evictions.
• Improve stability and fairness by giving tenants greater security and clearer transparent renting rules.
• Raise housing standards by requiring all private rented homes to meet minimum quality and safety standards.
• Prevent discrimination and unfair practices, by including bans on tenants with children or on benefits and stop rental bidding wars.
• It also strengthens enforcement rules by giving councils and tribunals stronger powers

Overall, the Act seeks to rebalance the relationship between landlords and tenants and reduce the insecurity linked to poor health, financial stress and weaker communities.

Host: Okay, and what are some of the key measures that affect tenants?

Ruhul Ameen: I’d say some of the key measures are as follows:

• They offer more security – tenancies become open-ended, so tenants can stay long term but leave with two months’ notice. No-fault (Section 21) evictions are removed, meaning landlords must have a valid reason to end a tenancy.
• Provide stronger eviction protections as evictions are only allowed for clear reasons, such as serious rent arrears or antisocial behaviour, and usually require longer notice.
• It will bring fairer rent rules in as rent can only be increased once a year with proper notice, and tenants can challenge unfair increases. Rental bidding wars are banned.
• It will reduce discrimination as Landlords can’t refuse tenants just because they have children or receive benefits.
• Provide better living standards as all private rented homes must meet a Decent Homes Standard, including fixing issues like damp or mould.
• Extra rights so that Tenants can ask to keep pets (which can’t be unreasonably refused) and have better access to dispute resolution if problems arise.

Host: And Bahareh, what are some of the key recommendations to Landlords to tackle some of the key measures outlined just now?

Bahareh Amani: Well, I’d suggest to a Landlord that you should:

Review your portfolio and risks

• Identify properties that may struggle to meet the Decent Homes Standard (older homes, damp, poor insulation).
• Check tenant profiles and rents: are tenants financially stretched? Are rents near market level?
• Assess cash flow and mortgage terms in case rent increases are limited or evictions take longer.

This helps decide whether to invest, hold, or exit.

Prepare for open-ended tenancies

• Update tenancy agreements for periodic (open-ended) tenancies and new rent-review rules.
• Focus on tenant retention rather than short-term churn.
• Plan for longer possession timelines: increase cash buffers and stress-test finances.

Overall, this means that good tenant selection and communication are now crucial.

Invest in property standards and compliance early

• Audit your properties: check damp, mould, heating, insulation, electrical and gas safety.
• Budget for upgrades to meet the Decent Homes Standard.
• Keep clear repair records.

Early compliance is cheaper than urgent remedial work later.

Then you should of course strengthen documentation and records

• Keep accurate records of rent changes, notices, repairs, and safety certificates.
• Document reasons for pet refusals or possession actions.
• Understand tribunal evidence standards.

If you can’t prove it, assume it didn’t happen.

Ruhul Ameen: To further add to Bahareh’s analysis there, I’d also say that Landlords will need Adjust their financial planning and rent strategy by

• Setting rents at realistic market levels.
• Plan for one rent increase per year, longer voids, and slow arrears recovery.
• Maintain contingency funds for legal expenses, repair and compliance costs.

Cash-flow will matter more than chasing yield.

They will also need to prepare for registration, ombudsman, and enforcement changes.

Specifically, they will need to

• Register on the new private rented sector database.
• Join the mandatory ombudsman scheme.
• Know local authority enforcement powers and penalties.
• Compliance must now be proactive, not reactive.

You should aim to become more professional and:

• Treat letting as a regulated business, not a side investment.
• Use professional agents or legal advisers.
• Operate at a scale that can absorb risk.

Some landlords may consolidate, partner with build-to-rent, or exit high-risk properties.

They should communicate with their tenants by

• Explaining the changes clearly and reassure tenants about security and standards.
• Use this as an opportunity to reset relationships.

Trust and transparency will reduce disputes and turnover.

Ultimately, I think Landlords who act early by upgrading standards, shoring up finances, and being professional will remain competitive. Those relying on short-term flexibility or minimal compliance will struggle under the new regime.

Host: And what do both of you think will be the market impact of the Act/future trends?

Bahareh Amani: First question to you Ruhul—will tenant turnover go up or down?

Ruhul Ameen: That’s interesting Bahareh. I mean, on one side, turnover could increase. Tenants can now leave with just two months’ notice—no fixed term tying them in. So people might move more often for a better rent, a new job, or just a lifestyle change, especially in busy areas. Landlords could end up with higher voids, extra admin, and more reletting costs.

Bahareh Amani: True, but there’s also the other side. With Section 21 gone, tenants no longer have to worry about sudden eviction. That security might make people stay longer, especially families or older renters who really value stability.

Ruhul Ameen: Yes, so probably we’ll see a split with renters moving around more, but long-term tenants and families staying put.

Bahareh Amani: Okay, next: will landlords face higher costs and admin?

Ruhul Ameen: Probably, at least at first. There’s more compliance to worry about: Decent Homes Standards, ombudsman membership, landlord database registration… plus longer eviction processes and rent increases capped at once a year. That adds financial and admin pressure.

Bahareh Amani: That said, over time costs might level out. Clearer rules could actually reduce disputes, better standards might mean fewer surprise repairs, and professional landlords could come out ahead. It’s really about scale and how organised you are.
Ok. How about communities—do you think the Act will make them more stable?

Ruhul Ameen: Definitely in some cases. Longer tenancies let people put down roots, engage with schools, and get involved with neighbours. Less forced moving is good for kids and mental health.

Bahareh Amani: True, but there’s a catch. If rental supply drops, tenants could face more competition and fewer choices. And some landlords might switch to short-term lets, which doesn’t help stability. So it really depends on the local market.

Ruhul Ameen: Right. Now, what about landlords leaving the market—do you think we’ll see a big exodus?

Bahareh Amani: Some smaller or highly leveraged landlords might decide it’s too risky or not worth the hassle, and that could reduce supply. Rents might go up as a result.

Ruhul Ameen: But I don’t think it’ll be catastrophic. Many of those properties get picked up by other landlords or build-to-rent operators. Big institutional landlords might actually expand, because longer-term tenants and clearer rules make things more predictable. So we might see a shift in landlord profile, not a collapse of supply.

Bahareh Amani: Looking further ahead, what trends do you see?

Ruhul Ameen: I think we’ll see fewer “hobby” landlords, more corporate landlords, and tighter tenant selection—even with discrimination bans, landlords may be cautious. Rents could rise in high-demand areas if supply dips, and build-to-rent schemes are likely to grow. Plus, everyone—landlords and tenants—will need to really understand the rules.

Bahareh Amani: Absolutely. Being legally literate is going to be key.

Ruhul Ameen: So, to sum up—the Act should improve security and standards for tenants, but it brings extra risk, less flexibility, and more compliance for landlords.

Bahareh Amani: Exactly. And the real market impact will come down to how landlords respond—whether professional landlords and build-to-rent schemes can make up for any small-landlord exit.

Ruhul Ameen: Yes, I agree

Host: Whether it’s a landlord or tenant, if they do get in touch with yourselves with an enquiry based on the topics we’ve been discussing here today, then how does that person pay for their case?

Bahareh Amani: At Hodge Jones & Allen we offer an array of funding options to include private paying, Conditional Fee agreements, liaise with your insurance provider if you have legal expenses insurance, and legal aid in certain matters that are in scope and subject to your financial eligibility. If you are a landlord, you will likely have to pay for our services under a private fee-paying retainer or through your insurance provider. For further details, contact our offices.

Host: I’d like to thank you both for making the time to explain to our listeners what the different implications of the Renters’ Rights Act could be from a Tenant and Landlord standpoint. How can listeners get in touch with you and learn more about what you do?

Ruhul Ameen: If you’d like to learn more about the specific work I do, the cases I’ve dealt with, and the work my team undertakes to help those looking to resolve a dispute, please visit our website www.hja.net and look up my profile. If you’d like to make an enquiry and learn more about your legal rights in relation to the Act, do get in touch with us via phone on 03300 294 446 or via email at bilradio@hja.net.

Bahareh Amani: If you’d like to learn more about the specific work I do, the cases I’ve dealt with, and the work my team undertakes to help clients looking to resolve a dispute, please visit www.hja.net and look up my profile, under “Bahareh Amani”.

Host: It’s goodbye for now but we look forward to speaking with you on the next episode of the London Legal Podcast. As always share the episode thorough your channels, follow us on social media, and get in touch if the topics discussed today are relevant to you and your circumstances.