The Renters’ Rights Bill is dominating industry conversations, and for good reason. The private rented sector has been through its fair share of change in recent years – tax reforms, tightening affordability rules, and energy efficiency targets. Landlords have adapted every step of the way.
But this Bill? It marks one of the most significant shifts we’ve seen in decades.
Some landlords will see it as another hurdle. Others will use it as a chance to refine their investment strategy, restructure their portfolios, and position themselves for long-term success.
Either way, brokers are already in the thick of these conversations, helping landlords make sense of what’s coming and decide on their next move.
The market is moving fast
The Bill has cleared its second reading in the House of Lords and could soon become law. The biggest change is the removal of Section 21 notices, ending no-fault evictions and requiring landlords to give a legally defined reason for removing tenants.
Fixed-term tenancies will also disappear, replaced by periodic agreements. While this is designed to give tenants greater security, it raises questions for landlords about flexibility, risk, and long-term portfolio planning. At the same time, landlords will be required to meet tighter property standards, register on a new PRS database, and resolve disputes through an ombudsman.
The Government’s position is clear – these changes are aimed at creating a more transparent and stable private rental sector. But among landlords, the reaction has been far more divided.
What this means for landlords
Industry bodies, including the NRLA and British Property Federation, have warned that the Bill could make it harder for landlords to manage tenancies effectively. Some may decide that increasing regulation, coupled with rising costs, makes buy-to-let less viable. Others will reassess their investment strategy to ensure they remain competitive.
Individual landlords – especially those with smaller portfolios – may feel the pressure more acutely, questioning whether the new regulatory landscape still works for them. But larger, professional landlords, who have already structured their portfolios with long-term resilience in mind, are more likely to adapt. The trend towards a more professionalised PRS has been happening for years, and this Bill is likely to accelerate that shift.
Lender sentiment is shifting
Just as landlords are assessing their next steps, so are lenders. The removal of Section 21 introduces more uncertainty around tenancy stability, and lenders will be considering how this affects risk models.
Some may take a more cautious approach, particularly when it comes to affordability calculations and stress testing for PRS borrowing.
That said, lenders with strong expertise in specialist property finance – those already comfortable lending in complex scenarios – will be looking at how they can support landlords through this transition. Brokers who stay close to lender sentiment, understand shifting criteria, and can match the right funding solutions to evolving landlord needs will be a step ahead.
A defining moment for brokers
Brokers aren’t just responding to landlord concerns. They are shaping investment strategies in a changing market. Some landlords will need funding to upgrade their properties and meet the new compliance standards. Others will be restructuring their portfolios, refinancing to improve cash flow, or diversifying into different property types.
With lenders reviewing their stance on affordability and risk, brokers who have a clear understanding of lender appetite and product flexibility will be invaluable. There’s a great opportunity to work closely with landlord clients – not just to secure finance but to help them structure their portfolios for the future.
This isn’t just about compliance. It’s about positioning for long-term success. The landlords who succeed will be those who adapt early and make informed decisions now.
Now is the time to engage
The reality is that some landlords won’t fully appreciate the scale of change until it’s already affecting them. Conversations about investment strategy, finance options, and lender appetite need to be happening now, not once challenges start to emerge.
Even landlords who aren’t planning immediate changes will want clarity on where they stand. Brokers who are engaged now, leading these discussions rather than waiting for clients to come to them, will be the ones adding real value in the months ahead.
Beyond that, this is a relationship-building moment. These are the kinds of conversations that don’t just help landlords through the next regulatory change – they build trust and create long-term partnerships. Brokers who are proactive, informed, and already providing solutions will be the ones brokers keep coming back to.
Brokers are driving what comes next
The Renters’ Rights Bill will reshape the PRS, and landlords will need to adapt. Some will see it as another challenge. Others will recognise it as a fundamental shift in how the sector operates – one that requires a sharper, more strategic approach to investment.
Brokers aren’t just part of this shift. They are driving it. Whether it’s financing property improvements, restructuring portfolios, or helping landlords navigate a new regulatory landscape, the brokers having these conversations today will be the ones shaping the market tomorrow.
Alex Upton is managing director specialist mortgages & bridging at Hampshire Trust Bank
