Inside the Renters’ Rights Act

How have landlords adapted to the new legislation?

Which changes are causing the biggest concern?

And what should property investors be paying closest attention to?

Lucy Richardson, Marketing Manager at Knight Knox, sits down with Oliver Dolan, Director of Sales & Lettings at Kingsdene Property, to look beyond the headlines and explore the realities of managing rental property following one of the biggest reforms to the private rented sector in decades.

Drawing on his experience working directly with landlords, Oliver shares what he’s seeing on the ground – including the one change generating more questions than any other.

If you’ve searched for the Renters’ Rights Act online recently, you’ve probably come across plenty of dramatic headlines.

“The end of buy-to-let.”

“Landlords are under attack.”

“Everything has changed.”

It’s enough to make even experienced landlords question what the future holds, while prospective investors are left wondering whether property investment has suddenly become far more complicated than it once was.

The reality, however, is rarely as simple as a headline.

Long before the legislation came into force, the property industry had already begun preparing.

Lettings and Property Management agents across the UK spent months attending training sessions, interpreting draft legislation, updating internal processes and communicating with landlords and tenants to ensure they understood exactly what was changing. For many, the work started well before the Act officially became law, meaning that by the time it arrived, much of the groundwork had already been done.

The Renters’ Rights Act represents one of the most significant reforms to the private rented sector in decades. Among the headline changes are the abolition of Section 21 ‘no-fault’ evictions, the move to periodic tenancies, revised possession grounds, new rules surrounding rent increases and the introduction of a landlord database and ombudsman.

They’re substantial reforms. But they’re also reforms that landlords, letting agents and investors have now had several months to begin working with.

Rather than relying on speculation or social media commentary, I wanted to hear from someone dealing with the legislation every single day.

I recently sat down with Oliver Dolan, Director at Kingsdene Property. Having spent months helping landlords prepare for the changes – and now guiding them through life after the legislation came into force – Oliver has a clear understanding on what’s actually happening across the sector.

While there are undoubtedly new rules that landlords need to understand, the overall message wasn’t one of panic. It was one of adaption.

Perhaps most importantly, it reinforced that the reality of the legislation feels very different from many of the headlines that surrounded its introduction.

A smoother transition than many expected

Before we explored the finer details of the legislation, I wanted to understand how the transition had actually gone.

In the months leading up to implementation, the property industry seemed to be talking about little else. There were webinars, legal updates, industry events and training sessions, all designed to prepare landlords and agents for one of the biggest regulatory changes in recent years.

When I asked what had surprised Oliver most during the first few months, it wasn’t confusion or disruption that immediately came to mind.

“What surprised me most is how quickly the industry has adapted. There was a lot of preparation beforehand, and a lot of training involved, but agents have really taken it in their stride.”

Given the scale of the reforms, I expected implementation itself to be the biggest hurdle.

According to Oliver, it wasn’t.

The infrastructure was already in place. Managing agents had prepared extensively, staff had been trained and processes had already begun to evolve before the legislation officially arrived.

What has surprised him more is how many landlords still don’t fully understand what has changed.

” What shocks me most at the moment is how many people still don’t know about it. Around 25% of landlords are still unaware of the Act.”

Businesses like Kingsdene spent months writing to landlords, producing guidance documents and answering questions ahead of implementation. For landlords managing properties themselves, however, finding accurate information has often meant learning more about the legislation independently.

It was a reminder that while legislation changes overnight, understanding it takes considerably longer.

Throughout our conversation, one theme continued to emerge.

Those working alongside experienced property professionals had generally found the transition relatively straightforward.

For many self-managing landlords, however, separating fact from fiction has often proved more difficult than adapting to the legislation itself.

Perception versus reality

One area I was particularly interested in was perception.

The Renters’ Rights Act has generated enormous discussion online, much of it suggesting the legislation has been introduced to make life significantly harder for landlords.

So I wanted to know whether Oliver was hearing those same concerns from his own clients.

The biggest misconception, he explained, is that the legislation exists purely to make landlords’ lives more difficult.

Instead, Kingsdene has spent much of the past few months helping landlords understand the reasoning behind the reforms.

“It’s trying to create a fairer and more transparent system. If you become a landlord for the right reasons, it’s something you should embrace.”

Listening to Oliver, I found myself reflecting on the legislation I’d read before our interview.

Many of the reforms reinforce principles that responsible landlords already recognise as good practice.

• Providing safe, well-maintained homes.
• Communicating clearly with tenants.
• Operating professionally.

None of those expectations are revolutionary.

What has changed is the framework surrounding them.

That doesn’t mean every aspect of the legislation is straightforward. Far from it.

But it does reinforce Oliver’s point that understanding the detail is considerably more valuable than reacting to headlines.

It’s not just landlords who are adapting

Much of the national conversation has understandably focused on landlords.

But I was curious whether tenants were finding the changes just as confusing.

Oliver’s response challenged another assumption.

Rather than widespread misunderstanding, he believes many tenants simply haven’t engaged with the legislation at all.

Kingsdene contacted every tenant before the Act came into force, issued the required government information and continued communicating after implementation.

Even so, many remain unaware that the rules have changed.

One example Oliver shared particularly stood out.

“We’ve had tenants ring us wanting to give one month’s notice. We have to explain it’s now two months, and they’re surprised because they didn’t realise the rules had changed.”

It highlighted that adapting to the legislation isn’t solely a landlord issue.

Like any major reform, its success depends on everyone understanding how it works.

Landlords, tenants and agents are all adjusting together.

As our conversation continued, however, it became clear that while awareness remains important, Oliver believes education isn’t the only challenge landlords now face.

Instead, one particular part of the legislation has generated more conversations than anything else – and, in his view, represents the most significant practical implication of the reforms.

The biggest practical challenge

As our conversation moved from general perceptions to the day-to-day realities of managing property, one topic quickly emerged above all the others.

While much of the public discussion surrounding the Renters’ Rights Act has centred on Section 21 or periodic tenancies, Oliver believes the biggest practical challenge landlords are now trying to navigate is what happens when they decide to sell.

Under the new legislation, landlords can still regain possession of a property if they intend to sell with vacant possession. However, if they apply for possession using Ground 1A and the sale subsequently falls through, they face restrictions on re-letting the property for a period of 12 months.

The conversations his team are having most frequently aren’t about routine tenancy management or periodic agreements. They’re with landlords who are trying to understand how the new selling provisions work in practice.

“The biggest conversations we have with landlords are those looking to sell because they’re concerned about the 12-month restricted period.”

That immediately stood out to me because, unlike many of the misconceptions we’d already discussed, this isn’t simply a case of correcting misinformation.

It’s a genuine operational consideration.

Property sales don’t always go to plan. Buyers withdraw, chains collapse and mortgage offers expire. These things have always been part of the housing market.

The difference now is that landlords need to think much further ahead before deciding to recover possession.

As Oliver explained, it has become a balancing act.

Landlords aren’t questioning the intention behind the legislation. Instead, they’re trying to understand how to manage situations that have become considerably more complex than they were previously.

That distinction feels important.

Throughout our conversation, Oliver never suggested the legislation had made property investment unworkable. Nor did he describe landlords as being unable to adapt.

Instead, he repeatedly returned to the same message: understand the rules before making decisions.

Looking beyond the headlines

Throughout our conversation, one thing became increasingly clear: Oliver wasn’t interested in adding to the noise. His focus was on helping landlords understand what the legislation actually means in practice.

In a world where property news is often reduced to dramatic headlines and sweeping statements, Oliver’s perspective was far more measured.

He wasn’t dismissing the legislation.

Nor was he suggesting landlords should ignore it.

Quite the opposite.

His view was that the legislation deserves careful attention because there is a considerable amount of detail within it. But understanding that detail is very different from fearing it.

That feels like an important distinction for investors.

Property has always evolved.

Tax rules have changed.

Licensing has changed.

Energy efficiency standards have changed.

Financing has changed.

The Renters’ Rights Act is another significant step in that evolution.

Like every legislative change before it, those who take the time to understand it are likely to be in a far stronger position than those relying on headlines or assumptions.

What does this mean for investors?

For prospective investors, the obvious question is whether the Renters’ Rights Act changes the fundamentals of property investment.

After speaking with Oliver, my own conclusion is that it doesn’t.

What it changes is the importance of making informed decisions.

Understanding how an investment is managed. Understanding your responsibilities as a landlord. Understanding how future legislation could affect your plans.

And perhaps most importantly, surrounding yourself with professionals who understand the sector inside out.

That was another theme that quietly ran through our conversation.

Managing agents aren’t simply there to collect rent or organise maintenance.

Increasingly, they’re helping landlords navigate an ever-changing regulatory environment, ensuring they remain compliant while giving them confidence to make informed decisions.

For investors who value a hands-off approach, that expertise has arguably never been more important.

As our conversation came to a close, one message stood out more than any other.

The Renters’ Rights Act undoubtedly represents one of the biggest reforms to the private rented sector in recent years.

It introduces new responsibilities, new processes and, in some cases, new challenges that landlords will need to understand carefully.

But it isn’t the catastrophe that some headlines have suggested.

Instead, Oliver believes the key is taking the time to understand the legislation properly and recognising that the detail matters.

“Don’t underestimate the detail within the Act.”

For me, that perfectly summed up our conversation.

It wasn’t a discussion dominated by uncertainty or pessimism.

It was a conversation about adapting to change – something the property industry has done time and time again.

At Knight Knox, that’s exactly why we believe expert guidance has never been more valuable.

Legislation will continue to evolve, markets will continue to change, and new regulations will inevitably emerge. But investors who take the time to understand those changes and who work alongside experienced property professionals are often best placed.

The headlines may grab attention. Understanding the detail is what ultimately helps you make better investment decisions.

If you’d like to learn more about the changes specifically, we have some information available here:

Section 21 abolished. What this means for UK landlords

Or, alternatively, you can download more information about alternative investment strategies for landlords below.

Download the guide