It is not getting any easier to be a landlord. There are more rules, more paperwork, and a growing list of things you need to stay on top of. And with another wave of legal changes coming in 2025, that list is about to get longer.

You might have heard bits and pieces already – Section 21 notices scrapped, energy rules getting tougher, new rights around pets. But unless you have had time to sit down and read it all, it can be hard to know where you stand – or what you are supposed to do about it.

If you rent out property in England or Wales, here is a straightforward guide to what is changing, what it means in practice, and how you can get ahead of it now rather than wait for the panic later.

 

Section 21 ‘No-Fault’ Evictions Are Ending

At the moment, if you want to take your property back, you can use a Section 21 notice. You do not need to give a reason. From 2025, that option disappears, as confirmed in the government’s Renters Reform Bill.

Instead, you will have to use Section 8. That means you will need a valid reason – rent arrears, antisocial behaviour, or planning to sell up, for example. You will also need to be able to back it up.

This is a big shift. Landlords will no longer have the flexibility to end a tenancy simply because it suits them. If you rely on being able to regain possession quickly, you will need to rethink. And if you are not already keeping clear records (on rent payments, complaints, maintenance), now is the time to start. You will need that evidence if you end up in court.

 

Fixed-Term Tenancies Are On The Way Out

Most landlords like the certainty of a fixed-term tenancy. Six or twelve months where you know your tenant is staying put. That is changing.

Under the proposals in the A Fairer Private Rented Sector White Paper, all tenancies will automatically be periodic. In simple terms, they will roll on month by month. A tenant can give two months’ notice to leave, at any time.

For landlords, this makes it harder to plan ahead. If you are relying on rental income to cover your mortgage, you may need to build in a bigger buffer in case a tenant leaves suddenly. It is also worth thinking about how you advertise the property – flexible contracts might appeal to a different sort of tenant.

 

Rent Increases: New Limits And More Red Tape

From 2025, rent increases will be limited to once a year. You will need to give at least two months’ notice, and tenants will have the right to challenge an increase through a tribunal if they think it is unfair. This has been clearly set out in the Renters Reform Bill.

If you have ever adjusted rent informally, you will need to get used to a more formal process. And if you are used to bigger, occasional rent hikes, it might be smarter to shift towards smaller, more regular increases that are less likely to be contested.

Keeping a close eye on local rents is important. If you do not already have a system for checking what similar properties are going for, now is the time to set one up.

 

Tenants Will Have The Right To Request A Pet

At the moment, you can say no to pets without giving a reason. Soon, you will not be able to do that. Landlords will need a good reason to refuse a tenant’s request for a pet, as outlined in the A Fairer Private Rented Sector White Paper.

What counts as a good reason is not set in stone yet. But if there are lease restrictions, or if you can show the property is not suitable, you will probably be on safe ground. You will also be allowed to ask tenants to take out pet insurance.

Landlords who are open to pets might find they have a wider pool of tenants to choose from. But if you are worried about damage, it makes sense to tighten up the wording in your tenancy agreement now. You can find more on this in our Essential Guide for Private Landlords.

 

Energy Efficiency Rules Are Getting Tougher

From 2025, if you want to let out a property to a new tenant, it will need an EPC rating of C or above. This was first set out in the Improving Energy Performance in Privately Rented Homes consultation.

If your property is currently rated D or lower, you will need to make some changes before you can sign a new tenancy agreement.

This is not something you can sort out overnight. Insulation, double glazing, upgrading your boiler – none of it is cheap, and tradespeople are likely to be in short supply the closer we get to the deadline.

If you are not sure where you stand, get your EPC rating checked now. We have a helpful breakdown on what you can do to improve your rating here: EPC Rating for Landlords.

 

New Standards On Property Conditions

The Decent Homes Standard is being rolled out to private landlords, as promised in the Levelling Up White Paper. That means your property must be free from serious hazards, in good repair, and warm and dry.

Awaab’s Law also comes into play. If a tenant reports damp or mould, you will have a fixed time to investigate and deal with it. You can read more on this in the Awaab’s Law government announcement.

If you are not carrying out regular inspections, now is the time to start. Spot problems early and fix them fast. If you need support managing repairs, our Maintenance Management Services can help take the hassle out of it.

 

Electrical Safety Checks Are Due

Many landlords had their first round of five-year EICR (Electrical Installation Condition Reports) completed in 2020. That means they are due again in 2025.

If you have not booked yours yet, do it soon. There will be a backlog as more landlords realise they are due. You can find out more about our Electrical Services if you are looking for a reliable team.

 

Leasehold Rules Are Changing Too

From January 2025, leaseholders will no longer need to wait two years before extending their lease or buying the freehold. This is part of the government’s commitment to leasehold reform, as outlined by the Law Commission.

The government also plans to ban new leasehold flats altogether, moving to a commonhold system. If you own or plan to invest in leasehold flats, it is worth looking into what this might mean for you. We explain the basics in our Right to Manage Explained article.

 

Stamp Duty Is Going Up

If you are thinking of buying another rental property, be aware that Stamp Duty rates are increasing from April 2025. This was confirmed in the Autumn Statement 2024.

For a £250,000 property, you will pay £15,000 instead of £12,500. It might make sense to bring forward any planned purchases. But it is also a good time to review whether buying more property fits your strategy in the current climate.

 

Two New Legal Requirements You Will Need To Tick Off

First, all landlords will need to join a government-approved redress scheme. This gives tenants a formal way to complain if something goes wrong. Details are in the A Fairer Private Rented Sector White Paper.

Second, there will be a new national landlord database. You will need to register both yourself and your properties. Councils will use the database to check compliance and take enforcement action where needed.

If you want someone to handle this for you, our Sales and Lettings Team can manage the admin and keep you on the right side of the law.

 

What Landlords Will No Longer Be Allowed To Do

The new laws are also closing off some practices that have been common in the past.

 

You cannot refuse tenants because they claim benefits

You cannot refuse tenants because they have children

You cannot ask for more than one month’s rent upfront

 

If you are not sure whether your current policies are compliant, or you have not updated your agreements recently, it is time to review them. You can learn more about how a letting agent can help here: What is a Letting Agent?.

 

What You Should Be Doing Now

It is easy to put this off. But a few small steps now could save a lot of stress later:

 

Check your EPC and plan any upgrades

Review your tenancy agreements, especially on pets and rent increases

Book your EICR if it is due in 2025

Join a landlord association – they are a good source of updates

Look out for when the redress scheme and landlord database go live

Keep your paperwork in good order. If you do ever need to use Section 8, it will make life easier.

 

Looking After Your Investment

Landlords have a lot to juggle in the best of times. And these changes are going to add to the workload.

If you would rather have someone else handle it, Presence & Co’s property and lettings team can take care of everything from compliance checks to day-to-day management. You can read more about Why Tunbridge Wells Landlords Should Invest in Professional Property Management.

Get in touch today if you want to find out more.

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