Student Properties

What’s the difference between the Renters' Reform Bill and Renters’ Rights Act?

The Renters’ Reform Bill was introduced under the previous government, but as it wasn’t far enough along in the process to be agreed by both parties, it didn’t complete its journey through parliament. The Renters’ Rights Act shares some similarities, including plans to abolish Section 21 and fixed-term tenancies. The key difference is that the Renters’ Rights Act has now passed into law, although it is not yet fully in force.

How do I prepare for the Renters’ Rights Act?

Reviewing your portfolio

With changes ahead, now is a good time to take a step back and review your rental properties, particularly if you manage a portfolio or HMOs.

At Oakmans, we recommend considering:

• • Are all legal requirements currently being met?
• • Do all tenants have a clear, written tenancy agreement in place?
• • Will your current rental income comfortably cover any increased compliance costs?
• • Are your rental values in line with the current market?
• • Are tenants adhering to the terms of their agreements?
• • Are communications with tenants clearly recorded and stored?

Inspecting your properties

Regular inspections remain key to protecting your investment and maintaining standards across your properties.

It’s worth thinking about:

• • When your last inspection was carried out
• • Whether you have a reliable network of tradespeople
• • Whether there is a clear process for handling maintenance, hazards or complaints

Compliant landlord processes

As legislation evolves, having clear and consistent processes in place will be increasingly important.

We advise reviewing:

• • Whether your property adverts are clear, fair and compliant
• • Your approach to rent setting and increases
• • How tenant queries, concerns and complaints are recorded and managed

Working with Oakmans

Our role is to ensure your property is managed in line with the latest requirements, while keeping the process straightforward for both landlords and tenants.

We focus on:

• • Keeping property marketing aligned with current standards
• • Maintaining clear records of all tenant communication
• • Managing a smooth and compliant tenancy process
• • Keeping landlords informed of any relevant legislative updates

What happens if the new legislation isn’t followed?

The Renters’ Rights Act introduces increased financial penalties for non-compliance, with fines ranging from £7,000 to £40,000 depending on the severity of the breach. This makes it more important than ever to ensure your property and processes are fully up to date.

When will the Renters' Rights Act become law?

The Act received Royal Assent on 27 October 2025, meaning it is now law, although it does not apply in full straight away.

The Renters' Rights Act will be introduced in stages, with the first changes expected from 1 May 2026. From that point:

• • Fixed-term tenancies will be removed
• • Written tenancy information will be required
• • Rent increases will be limited to once per year
• • Section 21 notices will be abolished
• • Restrictions on rent collection timing
• • Rental bidding will be banned
• • Stronger protections against discrimination

However, that’s not the only date currently confirmed. The Government has published a timeline setting out additional key stages for the Renters' Rights Act.

Further details are expected as the rollout continues, and we’ll keep our landlords updated as more information becomes available.