The Renters’ Rights Act is the biggest shift in private-rented legislation in decades. The headline change — the end of Section 21 no-fault evictions — has had most of the press, but for letting agents the day-to-day impact is wider than that. Tenancies become rolling by default. Possession grounds tighten. Mid-tenancy paperwork carries more weight.
If you run a branch, the time to update your processes is now, not in the week the changes go live. Below is the practical checklist we work through with the agencies we support.
1. Rewrite your tenancy templates
Fixed-term ASTs are out; rolling periodic tenancies are in. Your agreement templates need updating with the new structure, the new notice rules and the statement of terms tenants are entitled to receive at the start of a tenancy. A side-by-side review with a property solicitor is worth the hour.
2. Tidy up your possession evidence
Without Section 21, every possession claim has to be served on a proper Section 8 ground — and proven. That means rent statements, communication logs, inspection notes and inventory records all become courtroom evidence rather than internal admin. Move your records into one searchable system, with timestamps.
3. Plan your inspection cadence
On a rolling tenancy, there is no natural “end of fixed term” trigger to inspect a property. Pick a regular cadence — most agents settle on six-monthly — and book the visits in at the start of the tenancy. Document them properly, in writing, with photos and a signed report.
4. Brief landlords properly
A surprising number of landlords still think Section 21 exists. Send a short, plain-English summary to your managed-portfolio landlords explaining what is changing, what they need to do, and what your branch will be doing for them.
5. Audit your data hygiene
The new regime leans heavily on records. Missing certificates, missing signed acceptances, missing photo evidence — anything that used to slide quietly through is now a liability. Set aside a morning to walk a managed property file end-to-end and find the gaps.
Done well, none of this is dramatic. Done last-minute, all of it is. Make a start now and your branch will be one of the calm ones when the changes take effect.
