Tenant protection is priority, but Ombudsman says landlords need help

A respected ombudsman has welcomed a raft of new protections for people renting homes in the private sector.

It says the transformative changes in the Renters Rights Act will bring new safeguards for tenants and introduce new standards for agents to support landlords in understanding their responsibilities.  

However, The Property Ombudsman (TPO) has also warned that small-scale landlords will need support in adapting to the extensive changes, to make the new protections a working reality.

Lesley Horton, the Chief Ombudsman at TPO says support is needed of both landlords and the Court system to avoid creating new problems in the private rented sector.

She says: “This Act has the potential to positively transform the private rental sector for both tenants and landlords. It is once in a generation legislation with real scope. In particular, the protections that will be offered to those renting homes are genuinely groundbreaking and we absolutely welcome them.

“There’s often a misconception that what’s good for tenants must be bad for landlords, or vice versa. However, we’ve found that in many cases, their interests align.

“Tenants want secure homes where they can settle, and landlords want reliable tenants who will stay long-term. The Renters Rights Act has the capacity to addresses these shared goals.”

Lesley says the sweeping reforms are a huge step in creating a fairer, more stable private rented sector. It gives tenants a right to live in safe, well-maintained properties.

The Act recognises the crucial role that professional letting agents will play in supporting landlords through these changes. TPO-registered agents will for example, be well-positioned to guide landlords in meeting their new obligations, from understanding enhanced notice requirements to implementing the new possession grounds.

Agents will be essential partners in ensuring compliance and maintaining positive landlord-tenant relationships under the new framework.

Other reforms include a block on discrimination, such as biases against tenants who have pets, children or who receive benefits. The law also limits how and when rent can be raised and prevents landlords from taking any more than one month’s rent up front.

Renters will enjoy enhanced notice periods, an end to controversial “no fault” evictions and limitations on the reasons that landlords can ask them to quit a property.

TPO has been providing consumers and businesses with an alternate property dispute resolution service since 1990. In the four months between November 2025 and February 2026, the Ombudsman received 58% more complaints than in the same period a year earlier.

The organisation puts the rise down to increased consumer awareness of their rights across the board, but particularly from tenants, describing it as the “Renters’ Rights effect”.

Lesley believes the reforms will improve the rental experience for tenants and landlords alike but acknowledged that many small-scale landlords would benefit from additional guidance on how best to maximise their new obligations.

She added: “It is vital that landlords are supported through this process, which means a sensible, phased implementation, that gives everyone in the private rental sector time to get ready. There will inevitably be changes needed implemented, particularly for landlords.

“Professional letting agents will also be instrumental in bridging this gap, providing the expertise and practical support that landlords need to navigate the new regulatory landscape.

“With proper support and guidance, we’re confident that all parties will adapt successfully to these changes. The reforms present an opportunity to strengthen the sector, and by ensuring landlords have access to professional advice and a clear implementation timeline, we can maintain a healthy supply of quality rental properties. This stability benefits everyone – landlords, tenants, and the broader rental market.”

“Now that the initial roadmap has been released, there is more clarity about the immediate amendments. Some of the more fundamental changes, such as the introduction of a decent homes standard, is projected to take years to implement.

“There will have to be a lot of consultation, as we can’t have people losing their homes because they are deemed sub-standard, during the process of improvement. That would be a perverse, unintended consequence.”

She also insisted that most landlords operate with integrity and want to provide a good experience for tenants. As such, the sweeping improvements of their sector will be a boon to good landlords. Robust enforcement will be needed to ensure that bad landlords are dealt with appropriately.

Lesley adds: “Good landlords have nothing to fear from this. They already keep their properties in good repair and are responsive to tenants. Yet they’ve got people in the same market that frankly operate like slum housing, that’s not a fair playing field.

“Good landlords don’t want those bad actors in the sector. They want everyone to operate to the same high standards as they do, so moving towards that professionalisation of landlords, is good for everyone.”