"Some grounds, such as landlords selling or moving back in, may raise concerns about misuse. But the key difference is that renters will have longer notice periods and the ability to challenge notices if they believe they’re not genuine"
- Natalie Peacock - Rogers and Norton
The ban on no-fault evictions is set to reshape rental yields as sweeping changes to tenant protections come into force this week, with the Renters’ Rights Act introducing a new framework for landlords and renters from May 1.
The legislation marks a shift in how tenancies are managed and disputed across the private rented sector, affecting millions of households and altering the balance between landlord control and tenant security. It also introduces measures that could influence rental yields, particularly where landlords reassess risk and pricing.
Housing law expert Natalie Peacock, partner at Rogers and Norton, said the reforms address long-standing issues across the sector. “For years, there have been issues across the private rental sector, with landlords feeling restricted and tenants facing insecurity, poor housing standards and difficulty challenging unfair treatment,” said Natalie Peacock, partner at Rogers and Norton. “The Renters’ Rights Act is designed to create a fairer and more balanced system for everyone involved.”
Abolition of no-fault evictions and impact on rental yields
The removal of Section 21 ‘no-fault’ evictions stands out as one of the most significant changes, preventing landlords from ending tenancies without a valid reason.
“At the moment, tenants can do everything right and still be forced to leave with just two months’ notice,” she said. “I regularly see renters caught off guard, suddenly having to find somewhere new, cover unexpected moving costs, and, in some cases, relocate away from work or their children’s schools.”
The change could affect rental yields as landlords adapt to longer tenancy durations and reduced flexibility. Some may factor this into pricing strategies, while others may reconsider portfolio structures.
She added that the wider system could also see knock-on effects. “This also places pressure on local authorities, as many tenants who lose their homes end up seeking support from councils. Removing no-fault evictions not only protects renters but could also help relieve pressure on social housing.”
Clearer grounds for possession
Alongside the removal of Section 21, the Act introduces defined grounds for possession, including selling the property, moving back in, rent arrears, or anti-social behaviour.
“This should give renters greater confidence that they won’t be forced out without good reason,” she noted.
However, she pointed to potential areas of concern. “Some grounds, such as landlords selling or moving back in, may raise concerns about misuse. But the key difference is that renters will have longer notice periods and the ability to challenge notices if they believe they’re not genuine.”
For landlords, these changes introduce a more structured process, which may require closer documentation and compliance, particularly where possession claims are contested.
Rent controls and affordability pressures
The legislation also limits rent increases to once per year and gives tenants the right to challenge rises they consider unreasonable.
“This is a crucial step in addressing affordability,” she explained. “Landlords will need to ensure any increases are fair and justifiable, rather than pricing tenants out without scrutiny.”
These restrictions may influence rental yields in areas where demand has historically supported more frequent rent adjustments. Investors may need to take a longer-term view of income growth.
Stronger protections on housing standards
The Act strengthens protections for tenants living in poor conditions, including measures designed to prevent retaliatory eviction when issues are reported.
“I’ve worked with tenants who are afraid to report serious repair issues because they worry about eviction or rent increases,” she said. “These reforms should give renters the confidence to speak up, knowing they are better protected when challenging poor standards.”
For landlords, this increases the importance of maintaining properties to required standards and responding promptly to repair requests.
What renters should do now
Peacock advised tenants to take practical steps as the changes take effect:
- Check current and new agreements
“With the changes approaching, Natalie urged renters to review their tenancy agreements carefully. “In a competitive market, it’s easy to rush into signing an agreement, but that’s where disputes often arise,” she explained. “With the new legislation coming in, some agreements may not yet reflect the updated rules, so it’s important to check for clauses around fixed terms and notice periods.”
2. Keep a record of payments
Natalie also advises renters to keep clear records of rent payments to avoid disputes. “With no-fault evictions being removed, landlords may rely more on rent arrears as a route to possession,” she said. “Having proper records and receipts can help protect tenants if any disagreements arise.”
She also addressed a common misconception around the reforms. “The Act doesn’t mean landlords can’t evict tenants at all. “It simply ensures there must be a valid reason, rather than leaving renters living under constant threat of eviction.”
