Renters' Rights Act: What Landlords Need to Know About Control, Evictions & Rent Increases

By Harry Singh | Signature Lettings, Leicester

Let me be straight with you.

Since the Renters' Rights Act began making headlines, I've spoken to dozens of Leicester landlords — some with one property, some with sizeable portfolios — and the concerns are almost always the same three things: "Can I still get my property back? Will I lose control over my rent? And am I going to be stuck with a bad tenant forever?"

I understand why those questions keep coming up. The legislation has been talked about in ways that can feel alarming, and frankly, some of the commentary out there has done more to create panic than provide clarity. So in this article, I want to cut through the noise and give you a clear, honest picture of what the Renters' Rights Act actually means for you as a landlord in Leicester — what's changing, what you still control, and how to protect your investment with confidence.

This isn't a legal textbook. It's practical guidance from someone who works in this market every day.

The End of Section 21: What It Actually Means

Let's start with the big one. Section 21 — the so-called "no-fault eviction" — is being abolished. For many landlords, this feels like the ground shifting beneath their feet. It's been a reliable safety net for years, and losing it understandably raises concerns.

But here's what I want you to understand: abolishing Section 21 does not mean you lose the right to regain possession of your property. It means the route changes.

Section 8 Becomes Your Primary Tool

Under the new framework, landlords will rely on Section 8 grounds to recover possession. These grounds are being significantly expanded and strengthened as part of the Act — and that's a deliberate trade-off by the government. The intention is that while no-fault evictions go, fault-based and circumstance-based grounds become more robust and more clearly defined.

The key grounds that will remain available to you include:

Rent arrears — both mandatory and discretionary grounds for persistent or serious arrears
Anti-social behaviour — including behaviour that affects neighbours or the wider community
Damage to the property — where a tenant has caused significant deterioration
The landlord wishing to sell — a strengthened ground allowing you to recover possession if you intend to sell the property
The landlord or close family member wishing to move in — again, a retained and strengthened ground
Breach of tenancy terms — covering a range of conduct issues

The honest truth is that for landlords with well-managed properties and decent tenants, Section 21 was rarely needed. And for those situations where things do go wrong, Section 8 — used correctly and with the right documentation — gives you a legitimate, court-backed route to possession.

What This Means in Practice

The shift requires you to be more proactive and more organised from the outset. If you ever need to rely on Section 8, the strength of your case will depend heavily on the paper trail you've built throughout the tenancy. More on that shortly.

Rent Increases: What You Can and Can't Do

The second major concern I hear is around rent. "Will I be able to increase the rent? Will I be capped? Will I be stuck charging below-market rates forever?"

Here's the reality.

How Rent Increases Work Under the New Act

The Renters' Rights Act doesn't introduce rent caps in the traditional sense. You can still increase the rent — but the process becomes more structured and transparent.

Under the new rules:

Rent can only be increased once per year. This is already standard practice for most well-managed tenancies, so for many landlords, this changes very little.
Landlords must use a formal Section 13 notice to propose a rent increase, giving tenants at least two months' written notice.
Tenants will have the right to challenge an increase they consider above market rate by referring it to a First-tier Tribunal.
The Tribunal's role is to assess whether the proposed rent is in line with market rates — not to cap it artificially. If your increase is reasonable and evidenced, it will stand.

What This Means for You

The key word here is evidenced. If you're increasing the rent, make sure you can demonstrate that the new figure reflects the current market. That means:

Keeping an eye on comparable rental values in your area of Leicester
Documenting your reasoning when you propose an increase
Giving proper notice and following the correct process

If you manage your property professionally and increase rents in line with the market, the new process is unlikely to cause you significant difficulty. Where landlords can run into trouble is when increases are poorly timed, poorly communicated, or disproportionate — and those are issues that good management already avoids.

The bottom line: You retain the ability to charge a fair market rent. The Act adds process and transparency — it doesn't remove your commercial rights as a landlord.

Maintaining Control as a Landlord: What Actually Matters Now

This is perhaps the most important section of this article, because the question of "control" is where I see the most anxiety — and often the most misunderstanding.

The Renters' Rights Act does shift the balance of the landlord-tenant relationship. Fixed-term tenancies are being replaced with periodic tenancies from the outset, which means tenants will have greater flexibility to leave. But control as a landlord was never really about the tenancy type — it was always about the quality of your management.

Here's where your control genuinely lies:

1. Tenant Selection

Nothing in the Renters' Rights Act changes your right to choose who you let your property to. Thorough referencing remains your most powerful tool. Credit checks, employment verification, previous landlord references, and affordability assessments are all still entirely within your remit.

Choosing the right tenant at the start is — and always has been — the single biggest factor in a successful tenancy. That doesn't change.

2. A Robust Tenancy Agreement

With periodic tenancies becoming the norm, your tenancy agreement needs to be watertight and compliant. Clear clauses around rent, property care, permitted use, subletting, and conduct give you a documented framework to refer back to if issues arise — and they form the foundation of any Section 8 claim if things go wrong.

3. Documentation Throughout the Tenancy

Under the new framework, documentation is everything. This means:

A thorough, photographic inventory at the start and end of every tenancy
Written records of all communications with tenants
Maintenance logs and records of repairs carried out
Formal written notices for any rent increases or tenancy matters
Records of any complaints or conduct issues, including dates and responses

If you ever need to go to a Tribunal or court, this paper trail is what makes the difference between a straightforward case and a difficult one.

4. Proactive Property Management

The landlords who will navigate the new landscape most comfortably are those who manage proactively rather than reactively. That means:

Conducting regular property inspections (with proper notice)
Addressing maintenance issues promptly
Communicating clearly and professionally with tenants
Reviewing rents annually rather than letting them drift well below market

A well-managed property with a well-referenced tenant is still an excellent investment. The Act doesn't change that fundamental truth.

Common Misconceptions — Debunked

Let me address a few of the things I hear most often that simply aren't accurate.

"I won't be able to evict a bad tenant."

Not true. You will still be able to regain possession — it just requires going through Section 8 rather than Section 21. If a tenant is genuinely causing problems, not paying rent, or breaching their agreement, the grounds exist to deal with it. The process may take longer, which is why documentation and acting promptly matter more than ever.

"I'll be forced to keep tenants indefinitely."

Not true. Tenants will be able to leave more easily under periodic tenancies — which actually reduces the risk of being stuck with someone who no longer wants to be there. And if you need to sell or move back in, the grounds to do so remain available to you.

"I won't be able to charge a fair rent."

Not true. You can increase rents annually in line with the market. The process requires proper notice and can be challenged — but a fair, evidenced increase will not be overturned.

"The Act is the end of buy-to-let."

Not true. The private rented sector remains a vital part of the housing market, and Leicester continues to have strong rental demand. Landlords who adapt their approach, work with knowledgeable agents, and manage their properties professionally will continue to see solid returns.

Practical Next Steps for Leicester Landlords

If you're reading this and wondering what to actually do, here's where I'd start:

Review your tenancy agreements. Make sure they're up to date, legally compliant, and fit for purpose under the new framework. If you're not sure, ask us — this is exactly what we're here for.
Audit your documentation. Do you have a comprehensive inventory? Records of communications? Maintenance logs? If not, start building those habits now.
Check your rental values. If you haven't reviewed your rent recently, now is a good time. Letting it drift too far below market makes future increases harder to justify and manage.
Understand your grounds. Familiarise yourself with the Section 8 grounds that are most relevant to your situation. You don't need to be a legal expert — but knowing what's available to you is important.
Work with a letting agent who knows this legislation. The Renters' Rights Act places more responsibility on landlords to follow correct processes. Having an experienced, compliant agent managing your property means those processes are handled properly, every time.

A Final Word

The Renters' Rights Act is a significant piece of legislation, and I won't pretend otherwise. But significant doesn't have to mean frightening. The landlords who will struggle are those who resist adapting. The landlords who will thrive are those who understand the new landscape, manage their properties professionally, and work with people who know what they're doing.

At Signature Lettings, we've been helping Leicester landlords protect and grow their investments for years. We understand this market, we understand this legislation, and we're here to make sure you feel informed, prepared, and confident — not anxious.

If you'd like to talk through how the Renters' Rights Act affects your specific situation, we'd love to hear from you.

📞 Call us on 0116 482 1359 📧 Email: lettings@signaturelettings.co.uk 🌐 Visit: www.signaturelettings.co.uk 📍 40 The Parade, Oadby, Leicester, LE2 5BF

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