Propertymark support for property professionals
Change on this scale will leave landlords and tenants keener than ever to work with professional agents who are a step ahead, can provide good advice, and make their lives easier. We are providing a range of resources, training, and events which will help agents feel fully prepared to guide their clients through the transition and beyond.
Transition Toolkit
Members can download the Renters’ Rights Toolkit which brings together step-by-step guides, factsheets, template communications, and explainer materials agents can share with landlords. It will continue to be updated as commencement regulations are laid.
Renters’ Rights Roadshows (free to attend)
In-person roadshows are taking place across England through November–December to walk agents and landlords through practical next steps, templates, and compliance changes.
Essential training — online or in-house
Led by experienced letting agent, trainer, and solicitor advocate Penny Schofield, our course is available as a virtual classroom on multiple dates and as a bespoke in-house session for whole teams. It covers ending fixed terms, the new grounds, rent increase rules, Decent Homes/Awaab’s Law, enforcement and more.
Working on behalf of members
Propertymark will keep members informed as further details emerge and continue to campaign for a balanced approach that protects tenants while supporting agents and landlords.
Specifically, we will continue to press the UK Government for:
- Certainty and clarity for letting agents on how the new rules will operate in practice.
- Robust but workable enforcement that targets rogue operators without burdening professional agents and landlords.
- Solutions for student housing and short-let markets to ensure the new system reflects the diversity of the private rented sector.
While there are still important details to be finalised, it’s now beyond doubt that major change is coming.
Letting agents and landlords must begin preparing now. Delaying action risks being left behind when the legislation takes effect. Propertymark continues to call for clear guidance, realistic timelines, and workable solutions that recognise the operational realities of agents and landlords alike.
The legislation at a glance:
A new tenancy regime (with no fixed terms)
All assured tenancies move to a single periodic model, called ‘section 4a assured periodic tenancies’ in the legislation. Tenancy periods will be the same duration as the period the rent is paid for; in most cases, this will be monthly (which is also the maximum rent period allowed), but rolling weekly tenancies are also possible. There will be no minimum or fixed tenancy term. Tenants can leave with two months’ notice from day one of the tenancy.
Eviction grounds
Section 21 is abolished. All evictions will use revised Section 8 grounds, with a 12-month protected period at the start of a tenancy for move-in/sale grounds and four months’ notice when those grounds are used.
New ground 4a is specific to student HMOs. Only applies to tenancy agreements with full-time students which are entered into less than six months before the move-in date. The landlords must give four months’ notice (which must expire between 1 June and 30 September), and they must intend to re-let to full-time students.
Pets
Landlords must not unreasonably refuse a request to keep a pet and must respond to requests within 28 days. The UK Government has promised to issue guidance on what is considered reasonable.
Renting with pets
If a rented property prohibits pets but you believe the property would be suitable, use our tips to help strengthen your case to change the landlord's stance on pets.
Limit on rent in advance
Upfront rent requests are capped at one month (or 28 days) before a tenancy starts; terms requiring advance payments during the tenancy are unenforceable.
Procedure for rent increases
Landlords will only be able to increase rents once a year by following the Section 13 procedure. Tenants retain the right to challenge increases at the First-tier tribunal, which can reduce the rent if it is above market value, and can delay the effective date of an increase if it will cause undue hardship.
Ban on rental discrimination
Measures tackle overt and indirect discrimination against benefit recipients and people with children. In Wales and Scotland, this element will operate via their own frameworks.
Ban on rental bidding
Landlords and agents must publish an asking rent and cannot ask for or accept bids above it. Civil penalties will apply.
Decent Homes Standard and Awaab’s Law
A statutory Decent Homes Standard will apply to the PRS, and time-bound duties will require hazards like damp and mould to be addressed within set timeframes. In the recent consultation, the UK Government stated an expected roll-out from 2035.
New PRS Landlord Ombudsman (binding decisions)
A single Ombudsman will provide quick, fair and binding redress for tenants’ complaints against landlords.
National PRS Database (mandatory registration)
Landlords must register themselves and their properties; registration will link to the use of certain possession grounds and help councils target enforcement.
Stronger enforcement powers
Expanded civil penalties, new investigatory powers and reporting duties for local authorities.
