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The Renters' Reform Bill's remaining provisions come into force on a staggered timetable from this autumn, and landlords who have treated it as a single event risk being caught out by how the transition actually works. A new generation of AI-based lettings-compliance tools has launched specifically to manage the six changes below, automatically generating the correct notices and flagging deadlines — but understanding what the tools are actually doing still matters.
First, the end of Section 21 'no fault' evictions moves all tenancies onto periodic terms, removing fixed-term assured shorthold tenancies entirely — existing fixed terms convert automatically at their current end date, not immediately. Second, a new Private Rented Sector Ombudsman becomes the mandatory first port of call for tenant complaints, with binding decision-making powers landlords cannot opt out of.
"The single biggest mistake we see landlords make is assuming a compliance app means they don't need to understand the rules underneath it. It isn't a repeal of their ability to regain possession — it's a redesign of the process, and the grounds that survive are wider than most landlords, or their software, initially assume."
Third, expanded possession grounds for landlord sale and family occupation give a workable route to regain a property outside of fault-based eviction, provided proper notice is served — the compliance tools can generate that notice correctly, but only if the landlord selects the right ground to begin with. Fourth, a new Property Portal becomes mandatory for all landlords, centralising compliance records the Ombudsman and local authorities can both access, and several AI tools now sync directly with it. Fifth, a right to request a pet is introduced, which landlords may only refuse with a reasonable justification — insurance costs are explicitly not sufficient grounds alone. Sixth, rent increases move to a single annual mechanism via a standardised notice, closing the informal renegotiation route many landlords currently use.
The practical advice from letting agents is consistent: landlords should audit their current tenancy agreements and possession strategy now, before the autumn deadline, and treat any compliance software as a way to execute that strategy faster — not a substitute for having one.
