On September 11 2024, the House of Commons introduced the new Renters' Rights Bill [Bill 008 of 2024-25]. The new bill introduced significant reforms to strengthen tenant protections and promote fairer housing practices. Key changes include banning no-fault evictions, ensuring landlords meet higher property standards, and providing tenants with more security and transparency in their rental agreements. These updates aim to address the power imbalance between landlords and renters, fostering a more equitable rental market.
However, not all landlords agree with the bill, and many concerns have been raised over whom it favours and how it will impact property rental businesses. To determine the current trends and sentiments, we analysed 30,287 landlords survey style responses over a twelve-month period ending 25th November 2024. Our study revealed UK landlords’ concerns and provided insight into the changes the new bill has brought about.
Index
- Only 40.5% of landlords have an in-depth knowledge of the Renters Bill
- Just over half (51.6%) of respondents agree the Bill is balanced
- Rent control the biggest worry for 23.7% of landlords
- 100% of landlords agree enhanced rent control regulation will affect business operations
- Rent arrears the biggest challenge in evictions for 18% of respondents
- Staying informed on legal matters tops the list of property portfolio changes (60.1%)
- 30.2% of landlords want information sessions to help them comply with the bill
- 37.5% of landlords agree revised rent control will make the bill more favourable
- 28.9% of respondents have rental properties in London
- Shared accommodation the most popular type of rent at 30.4%
- 90.2% of landlords use a letting agent to manage properties
- Engagement levels highest among landlords over 55 years old
- Female respondents make up 60.5% of landlords surveyed
- About the data
Describe Your Knowledge Level Of The Renters Rights Bill
Describe Your Knowledge Level Of The Renters Rights Bill
Only 40.5% of landlords have an in-depth knowledge of the Renters Bill
Not having an understanding of the Renters Rights Bill can lead to severe legal consequences for landlords. The graph below reveals how much knowledge our respondents have:
It’s apparent that landlords’ understanding of the Renters Rights Bill varies significantly. Nearly half (47%) admit to having just a basic grasp of the legislation, while 40.5% feel confident in their in-depth knowledge. A smaller group of 12.6% are only familiar with key points, suggesting that despite the availability of information, there’s still a need for broader education.
Commenting on the bill's knowledge level, Dutton Gregory Solicitors’ Partner and Head of Property Lettings & Revenue Gina Peters said that, from her experience attending the NRLA conference in early November 2024, it was clear that, while many of the landlords in attendance who did not use letting agents may have basic knowledge, a surprising number did not understand the bill's implications for them at all.
She added that although there is localised and nationalised landlord support throughout the country, perhaps there are those waiting for the bill to firm up even more before getting to grips with the content properly. There are always those who will wait until the last minute to gain knowledge, which may be why the current level is so low.
Do You Agree Or Disagree With The Renters Rights Bill Strikes A Fair Balance Between Landlord And Tenant Rights?
Just over half (51.6%) of respondents agree the Bill is balanced
Every rights bill aims to strike a fair balance, but how do our respondents feel about the scales tipping for landlords? Here's what we found:
Landlords are clearly divided on whether the Renters Rights Bill strikes a fair balance between their rights and those of tenants. A slim majority (51.6%) believe it does, while 48.4% disagree, underscoring how contentious the bill remains.
Landlords have been lobbying hard against these changes, with ministers meeting with landlord and estate agent lobbyists twice as often as with renter advocacy groups while shaping the new protections in the landmark Renters Reform Bill. Despite their opposition, many landlords admit they’re relieved to finally have clarity after years of uncertainty, even if the financial and operational impact of these reforms still looms large.
Gina Peters found these results surprising. She said that from the media headlines, one would expect the results to show that most landlords consider the bill to be tenant-oriented. This also accords with the huge amount of lobbying on behalf of landlords to try and get changes to the bill to favour them more.
She added that it could be that there has been a swing towards ‘balanced’ as a result of understanding what the bill entails in the main, as the whole process of this bill and its preceding Renter’s Reform Bill has taken over five years to reach this point.
Which Key Aspects Of The Renters Rights Bill Are You Most Concerned About?
Rent control the biggest worry for 23.7% of landlords
From rent control to repairs and maintenance, landlords have plenty of concerns about the bill. Our data examines engagement levels indicating the most prevalent concerns:
Landlords’ concerns about the Renters Rights Bill are varied, but rent control clearly stands out as the biggest issue, with 23.7% of respondents citing it as their primary worry. Recent debates in England have highlighted how polarising this issue is. Campaigners, such as those from Generation Rent, are pushing for measures that would cap rent increases to either inflation or wage growth. However, landlord associations warn that such policies could backfire, reducing the availability of rental properties as landlords opt to sell off their assets instead.
Beyond rent control, tenant privacy ranks second at 15.2%, followed by concerns over lease agreements (14.1%). The eviction process (11.8%), tenant support (9.3%), and deposit protection (7.7%) also feature prominently. Lower down the list, landlords flagged anti-discrimination policies (6.7%), subletting rules (6.2%), and repairs and maintenance (5.4%) as additional areas of apprehension. This wide range of worries reflects the complexities landlords face in adapting to the proposed changes, with many balancing fears of tighter regulation against the need to maintain sustainable rental operations.
For Gina Peters, it is not surprising that, with rent controls a feature in other areas of the UK, there is a lot of worry about them being introduced. The government has stated that this is not something being considered. The historical use of rent controls does not bode well for the private rented sector (PRS) if it were to be used, and it would likely force the removal of even more properties for let, which is the opposite of what is needed. It pierces the heart of a free democracy and would undoubtedly hit the profitability of properties to let even more.
Repairs to properties could easily be impacted, compromising one of the key purposes of legislative change to raise standards within the PRS, and not to shrink the size. There is often distortion when only one aspect of the bill is focused on by tenant supporting organisations. Rent control is not the answer to supporting the Housing Market.
She says that, notably, the eviction process features fourth, but this could be because the question was related to being able to use the process if needed rather than a focus on the appalling and lengthy delays to possession claims and the eviction element of those caused by lack of investment in our justice system. This is most concerning as all claims will have to go to court, and already, the impact of huge court centralisation and lack of judicial and office resources is being felt and is only set to get worse.
Which Areas Of Your Rental Business Operations Will Be Most Affected By The Renters Rights Bill?
100% of landlords agree enhanced rent control regulation will affect business operations
Every one of the 30,287 landlords surveyed agrees that enhanced rent control regulations will impact their rental business. This unanimous agreement is reflected below:
The Renters Rights Bill has sparked concerns about its potential impact on various areas of landlords’ operations. 100% of our respondents identified enhanced rent control regulations as the most significant issue. This unanimous response speaks volumes about just how disruptive rent control policies are perceived to be.
Landlords worry that tighter regulations could limit their ability to adjust rents in line with market conditions or rising costs, potentially jeopardising the financial viability of their rental businesses. In Scotland, homelessness is at a 12-year high, and rent control measures are not helping the situation. Where rent control measures have already been implemented, some landlords have pre-emptively increased rents or exited the market altogether, citing fears of reduced profitability. Advocates argue that such policies are essential to protect tenants from steep rent hikes, but striking the right balance remains challenging.
This accords with Gina Peters’ comments above regarding the most concerning points of the Renters Rights Bill. Peters highlights the fact that the UK’s Scottish counterparts have led the way with the Tenant Fees Act equivalent and the abolition of s21 notices. With rent controls introduced, it has already caused the response from landlords most fear if it is introduced in England—rent hikes to pre-empt these or exit from the market. Precisely what is to be avoided.
What Challenges Does The Renters Rights Bill Present Regarding The Eviction Of Problem Tenants?
Rent arrears the biggest challenge in evictions for 18% of respondents
Evicting problem tenants can be a costly, time-consuming exercise, and the engagement levels in the below graph highlight the biggest challenges landlords now face during this process:
Landlords face a range of challenges in evicting problem tenants under the Renters Rights Bill, with many of the top concerns tied directly to the ban on no-fault evictions. Rent arrears top the list at 18%, as landlords fear the loss of no-fault options could make it harder to regain possession of properties from tenants who fail to pay rent.
Gina Peters agrees that rent arrears are the biggest problem for landlords now and will continue to be as the cost of living rises even more and wages fail to keep up. Her advice for landlords is to look to Rent Indemnity Insurance products if they have not already, as often this will cover the legal costs of the court process, should a claim be necessary. With longer notice periods for rent arrears grounds, this could be critical should a tenant fall into arrears. Landlords have a right to be worried about the court processes as further delays will be felt here, too, adding to the level of arrears before possession is obtained.
Coming in second in our survey after rent arrears were property management issues at 13.8%. This reflects the landlord’s concerns about the disruption caused by difficult-to-remove tenants. Legal challenges (12.6%) and compliance with new regulations (12.3%) highlight the increased complexity of navigating eviction procedures without no-fault protections.
Court processes (9.4%) and eviction costs (9.7%) are also key concerns, with landlords anticipating longer, more expensive, and more contentious routes to evict problem tenants. Tenant communication (10.2%), financial implications (9.1%), dispute resolution processes (3.6%), and documentation requirements (1.3%) round out the list of challenges, adding layers of administrative and operational burden.
The ban on no-fault evictions, a central aspect of the bill, has left many landlords worried about the potential for longer and more expensive eviction procedures. No-fault evictions hit an eight-year high in the three months leading up to September 2024, following reports that landlords could face eviction delays of up to 55 weeks when dealing with problem tenants.
If The Renters Rights Bill Is Implemented, Do You Anticipate Making Changes To Your Property Portfolio?
Staying informed on legal matters tops the list of property portfolio changes (60.1%)
Despite only 40.5% of respondents having an in-depth knowledge of the bill, staying informed on legal matters tops the list of changes. Other anticipated changes are revealed below:
The Renters Rights Bill is pushing landlords to rethink their property strategies. For 60.1%, staying on top of legal changes is the top priority, while 29.7% plan to ramp up property maintenance to meet new compliance standards and stay competitive in the market. However, 9.4% are considering reducing their property holdings, reflecting a broader trend of landlords exiting the rental market due to increased taxes, higher mortgage rates, and the bill's implications. This shift has led to rental properties comprising 18% of homes currently for sale.
A smaller segment of landlords is exploring diversification: 0.3% are looking into alternative property types, another 0.3% are considering short-term rentals to boost flexibility and income, and 0.2% plan to raise rents to counter rising operational costs in a more regulated environment.
Interestingly, Gina Peters feels the recorded percentage of landlords exiting is relatively low, as all media coverage suggests a huge exodus. In her experience, there has been an increase in landlords using the Section 21 procedure, reflecting landlords choosing to sell their properties rather than progress with the changes.
Peters also states that the statistics are unsurprising as legal compliance becomes more extensive and easy to fall foul of. She adds that there is the unavoidable impact that the next obstacle for landlords brings in terms of reducing carbon emissions and providing more energy-efficient homes. This is expected to involve considerable outlay for landlords, and it is best that a program of improvements is planned now to avoid large outlays when Government plans are revealed.
What Kind Of Support Or Incentives Would Help You Comply With The Renters Rights Bill?
30.2% of landlords want information sessions to help them comply with the bill
The need for assistance to comply with the bill is clear. We’ve unpacked the engagement levels for the different types of support and incentives landlords are looking for:
Landlords have made it clear that the right support could make all the difference in complying with the Renters Rights Bill. Topping the list with 30.2% engagement are landlords calling for information sessions to help them better understand the changes. Legal resources follow closely at 15.8%, highlighting the need for practical tools to navigate the complexities of the new regulations. Yet, despite the call for information sessions and legal resources, training programs only garnered 7.4% engagement, putting this type of support near the bottom of the list.
The National Residential Landlords Association (NRLA) will address some of these needs through its Training Academy, offering courses designed to help landlords stay compliant and informed during this period of change. Starting in early 2025, the Renters' Rights Training Course will provide a comprehensive overview of the Renters' Rights Bill, covering key legal changes, compliance requirements, tenant rights, and landlord obligations.
When asked about her opinion on these results, Gina Peters says that, for many, being a landlord is not a full-time role, so it is unsurprising that information sessions are needed to help. Often, a full training session is too much to take in and commit to, and regular, shorter talks regarding key aspects of the bill are likely the way forward. She has been invited to speak at several of these sessions for letting agents and their landlords and for landlord networking organisations in 2025 as more clarity on the bill's provisions is provided. Going forward, Peters says that communication between landlords and their tenants will be ever more important, and letting agents, where used for full management services, will need to provide that role.
Beyond these top concerns, our survey shows that landlords are also looking for financial and operational support. Grants for property improvements (13.2%) and property management assistance (11.7%) rank high, pointing to the anticipated costs of compliance. Advocacy groups (10.8%) and tenant communication tools (8%) reflect a desire for more collaboration and streamlined landlord-tenant relationships.
Smaller but still relevant needs include tax incentives (1.8%), financial assistance (0.8%), and maintenance resources (0.2%). These varying levels of engagement underline the broad spectrum of support landlords feel they’ll need to stay afloat and compliant under the Renters Rights Bill.
What Specific Changes Would You Suggest To Make The Renters Rights Bill More Favourable For Landlords?
37.5% of landlords agree revised rent control will make the bill more favourable
With an almost 50/50 split between landlords who agree and disagree that the bill strikes a fair balance, here’s which changes would benefit landlords the most:
Landlords have outlined several changes that would make the Renters Rights Bill more balanced and practical. Revising rent control tops the list, with 37.5% of respondents emphasising the need for flexibility in setting fair market rates. Improving tenant screening processes ranks second at 21.8%, reflecting landlords’ concerns about securing reliable tenants and reducing disputes.
Under the new bill, Gina Peters says that tenants' ability to challenge the market rent from the outset of any tenancy within the new legislation will likely remain. There seems to be an emphasis on helping tenants be aware of this ability, and there is real concern that it will be overused and abused and that the First-tier Tribunal will not be able to cope. The very nature of the legislation will undoubtedly bring rent hikes, as the periodic nature of the new assured tenancy, changes to tenants' pet-permitting rights, and general demand for properties force them up.
In terms of tenant screening, Peters says that tenant referencing will become very important overall as landlords seek to get the best tenant they have and try to avoid any form of discrimination associated with their choice. However, this will pose yet another challenge.
Our results also reveal that streamlining eviction processes would be beneficial, with 15.5% advocating for faster and more efficient procedures to regain possession of properties.
The National Residential Landlords Association (NRLA) echoes many of these priorities. Ahead of the bill’s publication, Chief Executive Ben Beadle highlighted the importance of balanced reforms that fairly address the needs of both landlords and tenants. He also stressed the need for sufficient preparation time for landlords, letting agents and related industries to adapt to major changes, such as the end of Section 21 no-fault evictions.
Other landlord suggestions include revising subletting rules (7.9%) and introducing tax incentives (6.8%) to help offset the financial burden of compliance. Adjusting tenancy agreement lengths (6.2%) and clarifying property maintenance responsibilities (4.2%) also reflect a broader call for clear, balanced regulations that make the rental sector more sustainable.
Which Region Of England And Wales Are Your Rental Properties Located In?
28.9% of respondents have rental properties in London
Approximately 8,744 of our surveyed landlords have rental properties in London. The graph below reveals which regions have the highest to lowest engagement rates:
Landlords’ rental portfolios show a clear preference for London, which accounts for 28.9% of properties. As the UK’s largest rental market, London continues to draw significant tenant demand and investment opportunities despite growing operational challenges.
Commenting on this, Gina Peters says London also has its own rental bubble and tends to distort average rentals across the country. Still, it is clearly where many landlords know the demand is, and the market rents are highest. However, there can be better yields in ‘hotspots’ that are revealed periodically if landlords want to focus on this area and are happy to have a diverse portfolio rather than all being in one area.
Manchester is the second most popular region, with 11.7% of landlords benefiting from its thriving economy, large student population, and status as a key regional hub. With 10.0% engagement, Brighton represents a standout coastal market, combining the charm of a tourist destination with strong year-round rental demand.
With the Renters' Rights Bill introducing provisions that allow tenants to end agreements with just two months’ notice, concerns have emerged about potential rent increases in high-demand areas like London, Manchester, and Brighton. This level of flexibility has also raised fears of an “Airbnb Lite” effect, where tenants could treat traditional rental agreements as short-term options. These dynamics may lead landlords to adjust their pricing strategies, potentially reducing supply or pushing rents higher to mitigate risks.
Beyond these three locations, Newcastle (8.4%) and Cardiff (8.0%) also feature prominently, reflecting their status as strong regional hubs. Liverpool (7.8%), Nottingham (7.6%), and Bristol (7.6%) are nearly tied, showing the importance of secondary cities for landlords diversifying portfolios. Sheffield (5.4%) and Leeds (3.2%) represent steady but smaller shares of investment, while Birmingham (0.9%), Wolverhampton (0.5%), and Coventry (0.0%) round out the list.
This regional breakdown highlights landlords’ strategic focus on areas with high demand, but the anticipated shifts driven by the Renters' Rights Bill could reshape rental strategies and pricing across England and Wales, particularly in urban centres and coastal markets.
What Type Of Residential Property Do You Rent Out?
Shared accommodation the most popular type of rent at 30.4%
The highest engagement levels were recorded for landlords with shared accommodation, while the lowest were for single-family homes. The data we assessed reveals the numbers:
Landlords’ portfolios feature a diverse mix of properties, with shared accommodation leading engagement levels at 30.4%, followed by apartments at 30.1%, and student housing at 29.5%. These three categories dominate the rental market due to their broad tenant appeal and versatility.
However, the Renters' Rights Bill is set to shake things up, particularly in the student housing sector. Rolling tenancies will replace fixed-term agreements, allowing tenants to give just two months’ notice. While purpose-built student accommodation (PBSA) operators may adapt with licensing agreements, landlords managing shared houses and HMOs could face mid-academic year vacancies and rising costs like council tax liabilities. These changes might result in rent increases as landlords adjust to the added risks.
Other property types make up smaller shares of portfolios. Rooms in houses (3.0%) and duplexes (2.8%) appeal to single tenants or smaller groups, while holiday lets (2.1%) thrive in tourist-heavy areas like Brighton. Townhouses (1.9%) cater to families or groups needing more space, and single-family homes account for just 0.3%, reflecting landlords’ preference for properties with higher tenant turnover.
Based on these statistics, Gina Peters explains that the yield is far better for the top three property types and they are in most demand, with the student market being high on the list as a steady income stream year on year. Shared accommodation and apartments are generally considered the starting point for those wishing to start to rent, and are always popular.
She confirms that student lets are a key point of discussion for the pending changes, as this area is not receiving much help avoiding the difficulties posed by the periodic nature of tenancies and tenants being able to serve two months’ notice to vacate from the outset of an assured tenancy against the backdrop of the shorter academic year. There has been little shift to date by the government regarding the provisions impacting student landlords.
With the bill extending the Decent Homes Standard to the private sector, landlords across all categories will face stricter requirements. This, alongside other regulatory changes, will likely prompt many to reevaluate their property strategies in a more tightly controlled market.
Do You Manage Your Properties Personally Or Through A Letting Agent?
90.2% of landlords use a letting agent to manage properties
The majority of landlords make use of a letting agent, while a small number manage their own properties. The below graph reveals the exact breakdown by numbers:
The numbers speak for themselves—90.2% of the landlords we surveyed rely on letting agents to manage their properties, while only 9.8% take a hands-on approach. With the rental sector becoming increasingly complex, it’s no surprise that most landlords prefer professional management, especially with the sweeping changes proposed under the Renters' Rights Bill.
But it’s not all smooth sailing for letting agents. An impact assessment by the Ministry of Housing, Communities & Local Government predicts that agencies could lose a staggering £391.7 million over the next decade. Thanks to the shift to rolling tenancies and the end of Section 21 evictions, reduced tenant turnover means fewer opportunities for agents to generate revenue. This has sparked concerns across the industry about how agencies will adapt to the evolving rental landscape.
The bill's new rules could also be a game-changer for the 9.8% of landlords who manage properties personally. Meeting stricter standards like the Decent Homes Standard and navigating rolling tenancies might feel overwhelming, leading some to reconsider and opt for professional management instead.
According to Gina Peters, if letting agents ever become regulated, the majority figure of landlords using agents would increase even more as landlords would have even greater faith in agents. A lot of landlords only have one or two properties, and it is increasingly difficult in some of those cases to justify the expense in these landlords’ eyes on their ever-decreasing yield despite the many requirements to rent a property legally. They, therefore, hang on to dealing with their properties themselves. This can be a false economy in some cases where landlords try to work the court process themselves and run into difficulty.
At present, it can be a gamble on whether letting agents are good as they do not require any compulsory training. While most letting agents belong to recognised Trade bodies that provide training and compliance support, there are still those that the government regards as ‘rogue’, but these are the minority.
The peace of mind and time saved in employing a letting agent who prides themselves in knowing the compliance and legal requirements to let properties can be a game changer.
Peters’ team at Dutton Gregory prides itself on supporting the lettings sector, not simply handling possession claims. For over thirty years, the team has provided legal advice line support for letting agents. It is soon to launch a new product to enhance the current offering and keep letting agents educated and legally compliant despite the ever-changing landscape.
Demographics
Our data included the demographics of the landlords we surveyed, and our findings were as follows:
Age
Engagement levels highest among landlords over 55 years old
Older landlords had higher engagement levels compared to those in younger age brackets. We’ve taken a closer look at the age group numbers below:
The majority of landlords we surveyed are older, with 35.1% aged over 65 and 24.6% in the 55-64 age bracket. Combined, these groups make up nearly 60% of landlords, highlighting how much the sector depends on property owners nearing or in retirement. According to Peters, this makes sense as the majority of those not bothered by the impending legislative changes are those with long-term investment intentions in the private rented sector. Naturally, those nearing retirement or who perhaps are concerned that they may not be able to realise the capital tied up in their properties are those who have to take the most interest in the changes and whether to remain in the sector.
By contrast, younger landlords are far fewer, with 19.6% aged 45-54, 10.7% aged 35-44, 4.8% aged 25-34, and just 5.4% under 25.
This generational divide could significantly shape how the sector responds to the Renters' Rights Bill. The introduction of the bill, along with stricter EPC requirements, may drive older landlords to exit the market altogether, contributing to a reduction in rental property supply. This shift could exacerbate the supply-demand imbalance, putting upward pressure on rents.
For younger landlords, the flexibility to adapt to rolling tenancies and new compliance requirements may offer opportunities to grow their portfolios. Peters adds that it will be worth watching whether the younger age group purchases more properties, perhaps from those exiting the market, though this will depend on property type and area to some extent.
Overall, the changing landscape highlights the need for targeted support and resources for landlords across all age groups to navigate the evolving rental market.
Gender
Female respondents make up 60.5% of landlords surveyed
More than half of the landlords we surveyed were female. This demographic split highlights interesting differences in gender attitudes to investing:
The data shows that 60.5% of landlords are women, compared to 39.5% who are men—a shift that highlights the growing role of women in property ownership. This majority female representation could shape how the rental sector adjusts to the Renters' Rights Bill.
A 2024 Journal of Management Research and Analysis study on women and investing found that women often take a disciplined, risk-aware approach to managing assets, with a focus on long-term stability. It’s reasonable to infer that female landlords might bring a similar mindset to managing properties, potentially prioritising tenant satisfaction and steady rental arrangements. This approach could make it easier for them to adapt to changes like rolling tenancies and stricter compliance requirements under the new bill. Peters adds that the results are pleasing and are also likely linked to the ability of female landlords to relate to their tenants more and be willing to work around any issues that may arise.
With the Renters Rights Bill having ripple effects across the UK, landlords need to ensure they are on the right side of the law now more than ever. Staying informed is crucial, and seeking advice on compliance and legal matters that may arise due to changing legislation is the best way to maximise property revenue. Landlords who do so can also mitigate evictions and protracted legal battles.
About The Data
The data used in this article was sourced from an independent sample of 30,287 UK landlords from X, Quora, Reddit, TikTok and Threads. The responses are collected within a 95% confidence interval and a 5% margin of error. Results are based on what people describe online — questions were not posed to the people in the sample, and engagement estimates how many people in the location are participating. Demographics are determined using many features, including name, location and self-disclosed description. Privacy is preserved using k-anonymity and differential privacy.
