With the Renters’ Rights Act (RRA) due to take effect soon, letting agents across England must significantly update their services. These changes will directly affect landlords and tenants, so if you use a letting agent or are considering one, it’s vital to ensure they’re fully prepared.

1. Named compliance specialist

The RRA introduces complex, high-level compliance requirements. Your agent should have a dedicated compliance specialist (or third-party provider) that staff and landlords can consult -especially during the first 1–2 years as case law develops.

2. All staff trained on the new rules

Every staff member should understand the RRA. Without proper training, agents risk arranging agreements that will soon be invalid - such as fixed terms beyond 1 May 2026 or prohibited upfront rent payments. Ask how your agent is delivering training and ensuring consistency.

3. Ongoing training and updates

The government is still issuing guidance and secondary legislation, including new tenancy agreement requirements and a future tenant information sheet. Staff should receive regular updates to stay aligned with phased changes.

4. Clear anti-discrimination processes

It will be illegal to discriminate against tenants receiving benefits or with children. Blanket bans such as “no DSS” are not allowed. Ask agents how they fairly select tenants, particularly in competitive markets.

5. Preparation for the landlord database

A national landlord database is expected from late 2026. Agents must adapt systems to register landlords correctly and clarify responsibility for any errors that could result in fines.

6. Clear understanding of new fines

Local authorities will be able to issue substantial civil penalties without court action. Fines could reach thousands - or tens of thousands - of pounds for breaches such as using fixed-term tenancies incorrectly or failing to join the Ombudsman or database. Agents should clearly outline who is liable.

7. Updated services and terms

Compliant agents will revise processes and T&Cs, including:

• Setting and justifying market rent (no bidding wars above asking price).

• Acting quickly on damp and mould issues.

• Managing Section 13 rent increases and potential First-tier Tribunal challenges.

8. Understanding key nuances

Some headlines are misleading. For example, tenants have the right to request a pet - not automatically keep one. Landlords must respond within 28 days and can refuse for reasonable grounds, such as leasehold restrictions, allergies or impracticality.

9. Proactive property and tenancy reviews

Good agents will already be reviewing properties and existing agreements to ensure compliance ahead of 1 May 2026. The best will offer in-person checks and guidance on the new tenancy structure.

10. Ongoing landlord communication

Agents should provide regular RRA updates - particularly for landlords who self-manage. Given the scale of fines and limited defences, many landlords may wish to reconsider full management for added protection.

Under the RRA, penalties can be issued quickly and without court proceedings, making full compliance more important than ever. Ensure your properties are compliant and protect your rental income with a FREE, no-obligation Renters’ Rights Health Check.

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