The Renters’ Rights Act is now in force, bringing the biggest changes to England’s private rented sector for decades. Whether you own a student property near the University of Hertfordshire in Hatfield, a family home in Stevenage, or a portfolio of rental properties across Watford, Hitchin or Welwyn Garden City, it is important to understand how the legislation affects the way you let and manage your property.
The principal tenancy reforms introduced under the Act have already taken effect. Landlords should now ensure their tenancy documentation, rent review procedures and property management practices comply with the current legal framework while preparing for the next phase of implementation, including the Private Rented Sector Landlord Ombudsman and the Private Rented Sector Database.
This guide explains the key changes and the practical steps Hertfordshire landlords should be taking.
What the Renters’ Rights Act has changed
The Act introduces some of the most significant reforms to the private rented sector in a generation. Understanding which provisions are already in force and which are still to come is essential for every landlord.
Periodic tenancies are now the standard
The Renters’ Rights Act replaces fixed-term assured shorthold tenancies with assured periodic tenancies as the standard form of tenancy. New tenancies begin as periodic agreements, while most existing assured shorthold tenancies have automatically transitioned to periodic tenancies.
For landlords near the University of Hertfordshire in Hatfield, where academic-year agreements have traditionally been common, this represents a significant change. The same applies across Hertfordshire, where tenancy documentation and management procedures should now reflect the periodic tenancy framework.
Landlords should also ensure that all tenancy documentation complies with the current legal requirements and retain clear records throughout each tenancy.
Section 13 rent increases
Landlords can generally increase the rent only once within a 12-month period and must follow the statutory Section 13 process where it applies.
The tenant must receive the required notice before any increase takes effect and has the right to challenge a proposed increase through the First-tier Tribunal if they believe it exceeds the market rent.
For landlords in areas such as Welwyn Garden City, Bishop’s Stortford and Harpenden, where rental values vary considerably depending on location and property type, proposed rent increases should always be supported by current local market evidence.
Using the correct legal procedure is now an important part of tenancy management.
Section 21 has been abolished
Section 21 ‘no-fault’ evictions can no longer be used for affected private tenancies.
Where a landlord needs to recover possession of a property, they must rely on the relevant statutory grounds under the reformed Section 8 process and follow the required legal procedures.
The available grounds include circumstances such as serious rent arrears, anti-social behaviour, the landlord intending to sell the property, or the landlord or a qualifying family member intending to move into the home. Each ground has its own evidence requirements and notice periods.
Landlords should review their possession procedures and maintain accurate tenancy records to support any future possession claim where required.
The Private Rented Sector Landlord Ombudsman
The Renters’ Rights Act introduces a mandatory Private Rented Sector Landlord Ombudsman.
The government has confirmed that the scheme will be introduced during a later phase of implementation. Once operational, eligible landlords will be required to register, and tenants will have access to an independent route for resolving certain disputes without immediately pursuing court action.
Landlords should monitor government announcements and prepare for registration once the scheme becomes available.
The Private Rented Sector Database
The act also establishes a national private rented sector database.
The database is expected to be introduced in phases, and landlords will eventually be required to register themselves and their rental properties once the scheme becomes operational.
For landlords managing properties across Hertfordshire, including houses in multiple occupancy, the database will become an additional national compliance requirement alongside any existing local licensing schemes where applicable.
Preparing accurate property records now will make future registration much more straightforward.
Making Tax Digital
Alongside the Renters’ Rights Act, many landlords are also affected by Making Tax Digital for Income Tax.
Landlords whose qualifying income falls within the current thresholds should ensure they are maintaining digital records and using compatible software where required by HM Revenue and Customs.
Those who are unsure whether the rules apply to them should seek advice from a qualified accountant or tax adviser.
Your Hertfordshire landlord compliance checklist
Review your tenancy documentation
Check that your tenancy agreements and supporting documentation reflect the current assured periodic tenancy framework.
Ensure all prescribed documents are provided where required and maintain accurate records throughout the tenancy.
Review your possession procedures
Make sure your procedures reflect the removal of Section 21 and that you understand the updated Section 8 possession grounds.
Maintaining comprehensive records of tenancy agreements, rent payments, inspections and communications can help support possession proceedings if they become necessary.
Review your rent increase process
Use the statutory Section 13 procedure where required and support proposed rent increases with current evidence from comparable local properties.
Avoid relying on outdated tenancy clauses or informal agreements.
Prepare for future registration requirements
Although the Private Rented Sector Landlord Ombudsman and Private Rented Sector Database are being introduced in later phases, landlords should begin preparing the records and documentation that are likely to be required once registration opens.
Review your compliance documentation
Continue to ensure that all statutory landlord obligations are met, including gas safety, electrical safety, energy performance certificates where required, deposit protection and any licensing requirements that apply to your property.
How Country Properties can help
Keeping pace with legislative change can be challenging, particularly if you own multiple properties across Hertfordshire.
Country Properties supports landlords across Hatfield, Hitchin, Stevenage, Welwyn Garden City, Hertford and the surrounding areas, providing practical guidance on tenancy management, property compliance and day-to-day lettings.
Our teams understand the differences between the county’s rental markets, from student accommodation near the University of Hertfordshire to commuter homes in towns with direct rail links to London.
Whether you own one investment property or manage a larger portfolio, reviewing your compliance position now can help you stay ahead of future regulatory changes.
Review your compliance position
The Renters’ Rights Act has fundamentally changed the legal framework for private renting in England. Ensuring your tenancy documentation, rent review procedures and property management practices are up to date will help protect your investment and reduce the risk of compliance issues.
Book a free lettings valuation with Country Properties to receive an assessment of your property’s potential rental value based on current local market conditions.
To speak with your nearest branch, contact Country Properties. Whether you let property in Hatfield, Hemel Hempstead, Hertford, Hitchin or elsewhere in Hertfordshire, our local teams are here to help you understand the latest legislation and manage your property with confidence.
