The forthcoming Renters’ Rights Act is prompting landlords to reconsider their management strategies, according to Propertymark, the UK’s largest professional membership body for letting agents. The new legislation is expected to influence landlords’ decisions on whether to self-manage or opt for full management services, amid ongoing challenges in the private rented sector.

Landlords face a pivotal choice

Timothy Douglas, head of policy and campaigns at Propertymark, highlights that landlords are increasingly weighing the benefits of fully managed properties versus self-management. Reflecting on previous legislative changes, he notes, “Landlords tend to do one of two things: they either sit back and wait and see, or they conclude it’s not for them and leave the sector.”

Douglas points out that while demand for rental properties remains high, supply issues persist and vary regionally. He adds that void periods are shortening as tenants stay longer and competition for well-managed homes intensifies.

Support and preparation for change

Propertymark has advocated for a longer lead-in time to help letting agents and landlords prepare for the Renters’ Rights Act. Douglas explains, “On a good day, the government tends to give six months, and on a bad day, a bit less than that. We needed a clear timeline and, to give the government credit, they did outline their phases relatively early and gave the private rented sector six months to get organised and prepare for those changes.”

The organisation has supported its members with detailed factsheets, FAQs, and webinars to clarify the new rules and assist with implementation. Douglas encourages letting agents to demonstrate their value, stating, “With the potential challenges for landlords, there’s an opportunity to say, yes, there are changes, but letting agents can help and take on the management of the property.”

Role of councils and enforcement

While the government aims to tackle rogue landlords by granting councils greater enforcement powers, Propertymark stresses the need for active council involvement beyond legislation. Douglas comments, “It’s about councils carrying out inspections, and those inspections leading to enforcement.”

He advocates for inspection league tables to hold local authorities accountable and notes that councils must balance enforcement with support for good landlords. “We know councils are under strain and need more resources from central government, but they also need to use what they have effectively and target the bad operators in the sector,” Douglas adds.

He further emphasises the importance of promoting best practice and changing the narrative around landlords and tenants, urging policymakers to adopt a balanced and neutral stance.

Challenges with court delays and enforcement

Propertymark expresses frustration over court backlogs affecting possession proceedings. Douglas explains that the organisation has lobbied for reforms, including the greater use of High Court enforcement officers to speed up the process. “If a district judge at a county court transfers a case from a county court bailiff to a High Court enforcement officer, the process can be much quicker,” he says, proposing automatic transfers after three months of delay.

Regional issues: Scotland and Wales

Scottish landlords face additional pressures from tax changes and policy proposals. The Scottish government increased the Additional Dwelling Supplement (ADS) from 6% to 8% last year, affecting buy-to-let purchases. Douglas notes, “Scottish landlords are being hit by decisions made at UK government level, as well as higher rates of Additional Dwelling Supplement.”

He also highlights concerns over proposed rent controls in Scotland, which may contribute to rent increases. Data shows Scotland has experienced the highest percentage rise in rents across the UK, with 67% of landlords raising rents this year, exceeding the Great Britain average of 58%.

In Wales, Propertymark calls for greater scrutiny of Rent Smart Wales, the mandatory licensing and training scheme for landlords and agents. Douglas stresses the need for consistent oversight to evaluate the scheme’s effectiveness and warns that rent control debates are likely to resurface following upcoming elections.

Energy efficiency targets and landlord support

The government’s requirement for all private rented properties in England to meet EPC C standards by 2030 has been met with calls for a more flexible approach. Douglas argues, “There are many different property types with varying ages, and it’s simply not feasible” to apply a uniform target.

Propertymark welcomes the extension of the deadline from 2028 to 2030, allowing landlords and agents more time to plan improvements. Douglas emphasises the importance of working with landlords to identify achievable energy efficiency measures and notes ongoing lobbying efforts to reduce the proposed £10,000 cost cap and increase access to financial support.

Outlook for the private rented sector

Despite regulatory challenges and political uncertainties, Propertymark reports continued growth in membership and sustained demand for rental properties. Douglas concludes, “The priority is to ensure we have good landlords, professional agents and a thriving private rented sector for the future.”

Source: Based on reporting from Property118

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