"Good landlords have nothing to fear from this. They already keep their properties in good repair and are responsive to tenants. Yet they've got people in the same market that frankly operate like slum housing; that's not a fair playing field"
- Lesley Horton - TPO
The Property Ombudsman has welcomed the tenant protections introduced by the Renters' Rights Act, while cautioning that small-scale landlords will need meaningful support to make the reforms work in practice.
Lesley Horton, chief ombudsman at TPO (pictured), described the legislation as a rare opportunity to reshape the private rented sector, but stressed that the Courts and the wider support infrastructure must be equipped to handle the transition.
"This Act has the potential to positively transform the private rental sector for both tenants and landlords," she said. "It is once-in-a-generation legislation with real scope. In particular, the protections that will be offered to those renting homes are genuinely groundbreaking and we absolutely welcome them."
"There's often a misconception that what's good for tenants must be bad for landlords, or vice versa. However, we've found that in many cases, their interests align."
"Tenants want secure homes where they can settle, and landlords want reliable tenants who will stay long-term. The Renters Rights Act has the capacity to address these shared goals."
The Act introduces a wide range of reforms, including the abolition of no-fault evictions, enhanced notice periods, limits on rent increases, and a ban on landlords taking more than one month's rent upfront. Discrimination against tenants with pets, children or those receiving benefits is also prohibited under the new rules.
Professional letting agents are expected to play a central role in helping landlords navigate the changes. TPO-registered agents will be well placed to guide landlords through enhanced notice requirements and the new possession grounds, acting as essential partners in maintaining compliance and positive landlord-tenant relationships.
Rise in complaints
TPO's own data points to rising tenant awareness ahead of the legislation. Complaints received between November 2025 and February 2026 were 58% higher than in the same period a year earlier, a trend the organisation describes as the "Renters' Rights effect."
Horton acknowledged that good landlords have little to fear from the reforms, but argued that robust enforcement would be needed to address those operating below acceptable standards.
"Good landlords have nothing to fear from this," she said. "They already keep their properties in good repair and are responsive to tenants. Yet they've got people in the same market that frankly operate like slum housing; that's not a fair playing field."
"Good landlords don't want those bad actors in the sector. They want everyone to operate to the same high standards as they do, so moving towards that professionalisation of landlords is good for everyone."
Calls for a phased approach
On implementation, Horton called for a phased approach that gives all parties time to prepare. "It is vital that landlords are supported through this process, which means a sensible, phased implementation that gives everyone in the private rental sector time to get ready. There will inevitably be changes needed implemented, particularly for landlords.
"Professional letting agents will also be instrumental in bridging this gap, providing the expertise and practical support that landlords need to navigate the new regulatory landscape.
She added, "With proper support and guidance, we're confident that all parties will adapt successfully to these changes. The reforms present an opportunity to strengthen the sector, and by ensuring landlords have access to professional advice and a clear implementation timeline, we can maintain a healthy supply of quality rental properties. This stability benefits everyone — landlords, tenants, and the broader rental market."
On the longer-term elements of the package, she noted that some changes would take considerably more time to bed in.
"Now that the initial roadmap has been released, there is more clarity about the immediate amendments. Some of the more fundamental changes, such as the introduction of a decent homes standard, are projected to take years to implement."
Horton concluded, "There will have to be a lot of consultation, as we can't have people losing their homes because they are deemed sub-standard, during the process of improvement. That would be a perverse, unintended consequence."
