The rental reset: Navigating regulation, resilience & the future of landlords

The private rented sector is evolving rapidly. From regulatory reform to shifting tenant expectations, landlords must be ready to adapt – and those who do so professionally and proactively are already seeing the benefits.

That was a key message from a recent Bristol panel featuring Clare Day of HCR Law, Richard Cartwright of Saffery, George Densham of Carter Jonas, and Angela Niering-Wren from Arbuthnot Latham’s Real Estate Finance team.

While challenges persist, the experts agreed that today’s pressures are creating tomorrow’s opportunities.

Section 21 and the coming shift

The Renters’ Reform Bill, expected to receive Royal Assent in 2025, will remove Section 21 ‘no-fault’ evictions. While this change may seem disruptive, our panel suggested it reflects a broader shift toward clarity and fairness in the market.

Landlords will retain the ability to regain possession under expanded Section 8 grounds, particularly where a property is being sold or required for family use. In practice, many already operate in line with these expectations.

For those who document thoroughly and act responsibly, the reform may bring more benefit than burden.

Documentation is now fundamental

Lenders and valuers are placing far greater emphasis on the quality of compliance documentation. Up-to-date tenancy agreements, safety certifications, and EPCs are no longer just regulatory obligations – they are critical to securing funding, completing valuations, and managing risk.

Landlords who stay ahead of these requirements are not only more compliant, but also more competitive.

Energy performance: still on the agenda

While the timetable for stricter EPC targets has shifted, energy performance remains a high priority. The panel agreed that tenants and lenders alike are increasingly focused on efficient buildings.

Retrofitting may involve costs, but it often improves tenant demand and helps future-proof portfolios against regulatory tightening.

A more resilient investor base

The panel observed that many smaller landlords are choosing to exit, leaving room for those with the scale, professionalism, and planning to expand. Lenders continue to show appetite for residential investment – especially where investors are organised, transparent, and strategic.

Conclusion: clarity brings confidence

Landlords who prepare well, act early, and invest in professional standards are likely to thrive in this maturing market. The rules may be changing, but the rewards remain strong for those who adapt effectively.

The views and opinions expressed are those of the individual participants and do not necessarily reflect the official policy or position of Arbuthnot Latham.