What landlords need to know about the evolving rental risk landscape

After years of consultation, debate and delay, the Renters Reform Bill is inching closer to becoming law – a move set to reshape and shake up the private rental sector in England.

While the Bill’s intentions to create a fairer rental market have been welcomed by tenants, for landlords and letting agents, the changes mark a significant shift in operational, financial and reputational risk.

What’s changing?

The Bill proposes sweeping reforms, including:

• The abolition of Section 21 ‘no-fault’ evictions – replacing them with more structured grounds for possession under an updated Section 8 framework.
• Doubling notice periods for rent increase to two months.
• The introduction of a Decent Homes Standard in the private rented sector.
• A new digital Property Portal to increase landlord accountability and compliance visibility.
• Greater rights for tenants to keep pets. Landlords will be required not to unreasonably withhold consent
• A strengthened Ombudsman scheme to handle disputes more efficiently.
• Changes to tenancy structure, with assured shorthold tenancies replaced by periodic tenancies.

Although the government has stated that Section 21 will not be abolished until court reforms are in place, landlords should be preparing now for the inevitable legal and procedural shifts.

6 key risks for landlords

1. Longer dispute resolution timelines

Without Section 21, regaining possession could become a more protracted and litigious process. This heightens the risk of extended void periods, arrears and legal costs, particularly for landlords with tenants in breach or who need properties back for sale or family use.

2. Compliance and regulatory exposure

The Property Portal will create a central register of landlords and their legal compliance. This transparency could increase the risk of penalties for administrative oversights or non-compliance – especially for those managing multiple properties or relying on outdated systems.

3. Insurance considerations

With longer tenancies, rent arrears and the potential for harder-to-resolve disputes, property owner liability, legal expenses insurance and rent guarantee protection will become more important – but possibly more complex to secure.

4. Legal expenses protection and Rent Guarantee protection: a growing necessity

As eviction cases shift from a straightforward Section 21 process to a potentially contested Section 8 route, the importance of legal expenses protection is magnified. Policies typically cover solicitor’s fees, court costs and legal representation, which can otherwise escalate quickly in contentious possession proceedings. Whilst Rent Guarantee protection can also provide a landlord with piece of mind that their rent arrears will be paid where the tenant is refusing to pay whilst they are seeking possession of the property.

Landlords should check whether their current insurance includes legal cover – and if so, under what conditions. Policies should ideally be aligned with the updated grounds for possession and flexible enough to support newer types of dispute resolution, such as engagement with the Private Rented Sector Ombudsman.

Working with an insurance broker who understands the rental market and the changing legal framework is also advisable to ensure adequate and up-to-date protection.

5. Increased financial pressures

Landlords may face increased costs associated with meeting new Decent Homes Standards, including energy efficiency upgrades or structural repairs. For those with tighter margins or portfolios of older properties, this could affect profitability.

6. Reputational risk and tenant relations

A more empowered tenant population – backed by an Ombudsman and open records – means landlords must carefully manage communication and service levels to avoid reputational damage. Professionalism will become increasingly important in maintaining tenant satisfaction and minimising complaints.

Preparing for a new era of letting

While the Bill is still making its way through Parliament and some timelines remain uncertain, proactive landlords and agents should:

• Review possession procedures and stay up to date with the evolving Section 8 grounds.
• Undertake compliance checks on all properties, particularly with regard to minimum standards and documentation.
• Evaluate risk transfer strategies, including updating insurance policies for rent guarantee, legal protection and property owner liability.
• Consider professionalising operations, either through letting agents or portfolio management services to ensure preparedness and resilience.

The Renters Reform Bill represents a fundamental shift in the landlord-tenant relationship – and with it comes a rebalancing of risks.

While the reforms may lead to a more stable and transparent rental sector in the long term, landlords must act now to mitigate the transitional risks and protect their investments.

Proactive, informed management – and the right insurance coverage, including legal expenses and rent guarantee protection – will be key to navigating the change – and minimising landlord risk exposure.