How does the Renters’ Rights act effect …… Marketing?

Rent bidding

Properties must now be advertised at the rent you’re prepared to accept. Prospective tenants can offer up to the advertised figure, but neither landlords nor agents can invite, encourage or accept bids above it.

It’s also important to price correctly from the outset. If a rent is set above true market value, tenants have the right to challenge and request a reduction within the first six months of the tenancy. A well-judged, evidence-based valuation has never been more important and that’s where we come in.

Private Rental Sector Database & Landlord Ombudsman

Before a property can be marketed, landlords must be registered on the new Private Rented Sector Database and a member of the PRS Landlord Ombudsman scheme.

Landlord and property registration numbers will need to appear on adverts, and the portal will hold key compliance documents while setting out your legal responsibilities.

In short: no registration, no marketing.

We will guide our landlords through registration, ensure certificates are in place, and help you stay compliant every step of the way. We are awaiting an update on when the portal will be live.

Pets

While properties can still be advertised as “no pets”, landlords must consider any formal request once a tenancy is underway and cannot unreasonably refuse. A response must be provided within 28 days.

Service animals remain protected under the Equality Act and must always be permitted.

If you agree to a pet, you can require suitable insurance to cover potential damage. Where a superior lease or freeholder prohibits pets, this may be a valid reason for refusal.

As always, the key is balanced, sensible decision-making  protecting your asset while remaining fair and compliant. We have created a separate guide giving landlords and tenants support on when you can accept or refuse a pet in the new world.

Non-discrimination

Blanket bans on tenants receiving benefits or families with children are no longer permitted. Decisions must be based on affordability and suitability not assumptions.

Landlords can refuse an application where the rent is not affordable based on income, or where accepting children would legally result in overcrowding. The focus is on evidence, not labels.