1.Introduction
The Renters’ Rights Act 2025 introduces a fundamental shift in how the private rented sector in England is structured and regulated. While much of the focus is on landlords and letting agents, the implications for housebuilders and developers are significant, particularly for those delivering Build to Rent, single-family rental, and mixed tenure schemes. With the main provisions of the RRA coming into force from 6th May 2026, compliance is no longer something that can be addressed solely at the later, more operational stages of a development - the requirements introduced by the Act influence how schemes are designed, specified, and marketed. Investors, housing providers, and local authorities are also placing greater emphasis on how rental assets will perform in a more regulated environment.
This guide is intended to provide a clear, practical overview of what the legislation means in operational terms, where developers are likely already aligned, and where further attention may be required.
This guide is for general informational purposes only and does not constitute legal advice.
2.Why the Renters’ Rights Act matters for developers
The Act accelerates the ongoing shift toward a more professionalised and transparent rental sector. Developers delivering rental stock are increasingly expected to demonstrate that their schemes are designed not only for initial occupancy, but for long-term, compliant operation
In practical terms, this affects decisions made well before completion.
For example:
A Build to Rent scheme designed with minimal storage, no pet provision, and limited communal space may struggle to retain tenants in a system where long-term occupancy is the norm
A development relying on short-term churn to maintain rental growth may need to rethink its financial modelling if tenants remain in place for longer periods.
A scheme with no clear operational infrastructure may face difficulties responding to compliance requirements once occupied.
3.The Renters’ Rights Act in plain English
Transition to periodic tenancies
All tenancies will move to a rolling structure, and landlords must rely on defined legal grounds to regain possession. In practice, this means:
You cannot assume a tenant will vacate after 12 months
Turnover becomes less predictable
Retention becomes operationally critical
Example: A developer delivering a 300-unit Build to Rent scheme may previously have planned for a proportion of tenants to leave at the end of fixed terms, allowing for rental resets. Under the new framework, many tenants may remain for several years, requiring a stronger focus on service quality and resident satisfaction to maintain income stability.
Rent transparency and restrictions on increases
Properties must be advertised at a clear price, and bidding above that level is not permitted. Rent increases are limited and regulated. In practice:
Leasing teams must follow strict pricing guidance
Marketing materials must align exactly with compliance rules
Internal processes must prevent informal negotiation
Example: If a unit is listed at £1,800 per month, a leasing agent cannot accept an offer of £1,900 from a prospective tenant. Systems and training must ensure that all enquiries are handled consistently, particularly during periods of high demand
Strengthened tenant rights
Tenants have greater protection around pets and discrimination. In practice:
Blanket “no pets” policies are likely to be challenged
Tenant selection criteria must be justifiable and consistent
Example: A scheme may previously have prohibited pets entirely. Under the new framework, a tenant requesting to keep a small dog would require a reasonable response. This may lead to developers introducing pet-friendly floors, additional cleaning regimes, or insurance-backed pet policies.
Similarly, a policy that excludes applicants receiving housing support payments would need to be removed or revised
Property standards and maintenance obligations
The Decent Homes Standard and Awaab’s Law increase expectations around property condition and response times. In practice:
Maintenance issues must be logged, tracked, and resolved quickly
There must be evidence of action taken
Example: If a resident reports damp and mould in a bathroom, the operator must demonstrate that the issue was acknowledged, inspected, and resolved within an appropriate timeframe. A lack of records or delayed response could result in enforcement action.
For developers, this reinforces the importance of:
Ventilation design
Material durability
Ease of maintenance access
Put simply, design decisions at the development stage can create ongoing compliance risks.
Increased oversight and enforcement
The introduction of an Ombudsman and enhanced local authority powers means compliance is more visible. In practice:
Tenants have clearer routes to escalate complaints
Operators must be able to evidence their actions
Example: If a tenant raises a complaint about delayed repairs and escalates it to the Ombudsman, the operator must provide a clear timeline of communication and action. Without a centralised record, it becomes difficult to defend the case.
4.Areas where developers are already aligned
Many developers are already operating in ways that align with the legislation, particularly in Build to Rent
Demonstrations of existing good practice include:
Purpose-built rental units designed for durability and long-term occupation
On-site management teams handling resident queries and maintenance
Digital portals for reporting issues and tracking progress
Standardised leasing processes across schemes
Example: A professionally managed Build to Rent scheme with an on-site team and digital maintenance reporting is already well positioned. However, if communication still happens partly via email or phone without central tracking, there may still be gaps in auditability.
5.Areas to review, strengthen, or introduce
Tenancy structures and legal frameworks
Developers should ensure tenancy agreements align with the new legal framework.
Example:
If a development uses legacy fixed-term templates, these will need to be updated
Legal advisors may need to review documentation across all schemes to ensure consistency.
Rent setting and leasing processes
Processes must ensure that pricing rules are followed at all times.
Example: Leasing teams should work from a central pricing system rather than setting rents independently This reduces the risk of inconsistent pricing or accidental non-compliance.
Resident
policies and inclusivity
Policies must be clear, reasonable, and consistently applied.
Example: Instead of a blanket “no pets” rule, a scheme might introduce:
A pet application process
Defined criteria for approval
Additional cleaning or deposit arrangements where permitted
Maintenance systems and response tracking
Systems should provide visibility over all maintenance activity.
Example: A fragmented process where residents email issues, call reception, or speak to staff in person can lead to missed or duplicated requests. A structured system ensures all issues are logged and tracked in one place.
Data, reporting, and audit readiness
Developers must be able to produce records quickly and accurately.
Example: If asked to demonstrate how quickly maintenance issues are resolved across a portfolio, operators should be able to generate a report showing average response times and outstanding cases
Operational scalability
Processes must work across large portfolios, not just individual schemes.
Example: A developer expanding from one scheme to ten cannot rely on informal communication between site teams.
6.How PropCall supports compliance in practice
PropCall provides a structured platform that addresses many of the operational challenges associated with compliance.
Centralised communication and record keeping
All resident communication is captured in one place
Example: If a tenant reports a recurring issue, all previous messages and responses are visible, providing a clear history that can be used in dispute resolution.
Maintenance reporting and resolution workflows
Issues are logged, assigned, and tracked through to completion.
Example: A resident reports a leak through the platform The issue is automatically recorded, assigned to a contractor, and tracked until resolved, with timestamps at each stage.
Consistency across developments and portfolios
Standard workflows ensure uniform processes.
Example: Whether a resident is in Manchester or London, the process for reporting and resolving issues is the same, reducing variation between sites.
Real-time operational visibility
Operators can monitor performance and identify risks.
Example: If response times begin to increase at a particular scheme, this can be identified early and addressed before it becomes a compliance issue.
Reduction of operational risk
Centralisation reduces reliance on informal communication.
Example: Instead of relying on a site manager remembering a phone call, all requests are logged and tracked, reducing the risk of missed actions.
7.Conclusion
The Renters’ Rights Act represents a structural change in the private rented sector, reinforcing the move toward a more transparent and accountable operating environment. For developers, the key consideration is not simply meeting minimum requirements, but building schemes and operational models that can perform effectively under increased scrutiny.
Those who take a proactive approach, embedding compliance into both development and operations, will be better positioned to deliver stable, highperforming rental assets.
8.Further reading and support
Developers may wish to seek additional guidance to support implementation, including:
Legal advice on tenancy agreements and possession grounds
Operational input from property management partners
Industry briefings on timelines and enforcement
Technology platforms that support compliance and reporting
References:
1.UK Government, Guide to the Renters’ Rights Act: https://www.gov.uk/government/publications/guide-to-the-renters-rights-act
2 Shelter England, What to expect from the Renters’ Rights Act: https://england.shelter.org.uk/professional resources/news and updates/what to expect from the renters rights act
3.The Independent Landlord, Renters’ Reform / Rights Bill Overview: https://theindependentlandlord.com/rrb-overview/
4.HomeLet, Renters’ Rights Bill Impact Assessment: https://homelet.co.uk/lettingagents/knowledge-hub/tips-and-guides/rentersrights-bill-impact-assessment---what-lettingagents-and-landlords-must-preparefor
5.UK Government, Awaab’s Law and Decent Homes Standard guidance: https://www.gov.uk/government/publications/awaabs-law-guidance-for-landlords