Renters Rights Act update 8th July 2026
Renters’ Rights Act Update for Liverpool Landlords: What We’re Seeing in the Market
The Renters’ Rights Act is now reshaping the private rented sector across England, and here in Liverpool we’re already seeing some interesting trends emerge.
The changes have been particularly noticeable in the student lettings market and among residential tenants looking to move home. While the legislation has created greater flexibility for tenants, it has also introduced some new challenges for both landlords and renters.
Liverpool Student Lettings and the End of Fixed-Term Tenancies
One of the biggest concerns we’ve seen in the Liverpool student lettings market has been around the end of fixed-term tenancies.
Many students were understandably worried that they could end up paying rent beyond the end of the academic year if they didn’t fully understand the new periodic tenancy system.
As a result, some students followed advice from Liverpool Student Homes and served notice on 1 May to ensure their tenancy ended at the end of June. This wasn’t the majority of students, but it was certainly more common than in previous years.
We’ve also heard anecdotal evidence that some agents and landlords were trying to take advantage of the uncertainty surrounding the changes. This likely contributed to Liverpool Student Homes taking a cautious approach and advising tenants to serve notice.
The reality is that most student tenancies will probably continue to follow their normal annual cycle. However, the market is still adapting, and there remains some confusion around how rolling contracts now operate.
Residential Tenants Are Discovering the Two-Month Notice Period Works Both Ways
Outside of the student market, the new two-month notice period is creating some unexpected consequences.
While tenants now have more flexibility to leave a property, landlords are understandably reluctant to agree to a tenancy and then wait two months for an applicant to leave their current home.
This means we’re already seeing situations where tenants:
- Have to pay rent on two properties at the same time.
- Feel pressured to serve notice on their current property as soon as they secure a new home.
- Face uncertainty if their new tenancy falls through after they’ve already given notice.
Over time, the market will adjust, but in the short term this is likely to create additional friction for tenants trying to move home.
Will Some Landlords Try to Avoid the New Rules?
As with any major legislation, there will always be attempts to work around it.
We expect some landlords to try to create arrangements outside of the Housing Act by claiming properties are “short-term lets” or by using agreements that do not genuinely reflect how the property is being occupied.
In our view, many of these arrangements are unlikely to stand up to scrutiny and could expose landlords to significant financial penalties.
The safest approach remains straightforward: operate within the new framework and ensure your tenancy documentation and compliance processes are up to date.
What About Student Flats and Small Houses?
One area we think may need further consideration is smaller student accommodation.
The student possession grounds currently focus on HMOs, but many students rent one and two-bedroom flats and houses. These properties don’t benefit from the same provisions despite serving exactly the same market.
We wouldn’t be surprised to see the Government revisit this in the future and extend the student possession grounds more widely.
What’s Next? The Landlord Database and Ombudsman
The next major stage of the Renters’ Rights reforms will be the introduction of:
- A national landlord database.
- A mandatory private rented sector ombudsman.
The Government has indicated that implementation is expected during 2027, although exact dates are yet to be confirmed.
The landlord database will create a central register of landlords and rental properties, making it easier for councils to identify non-compliant landlords and target enforcement activity.
The new ombudsman scheme will provide tenants with an alternative route to resolve disputes without needing to go to court.
For good landlords, neither of these changes should be particularly concerning. However, they do reinforce the importance of keeping records organised and ensuring compliance documentation is readily available.
What Liverpool Landlords Should Be Doing Now
With further changes still to come, our advice to Liverpool landlords is simple:
✔ Review your tenancy agreements.
✔ Ensure all compliance documents are up to date.
✔ Keep accurate records of certificates and tenancy paperwork.
✔ Understand how the new periodic tenancy system works.
✔ Prepare now for the introduction of the landlord database and ombudsman.
The Renters’ Rights Act is undoubtedly one of the biggest changes the private rented sector has seen for many years. However, good landlords who stay informed and adapt early are likely to find that the market continues much as it always has.
At TopProperty Services, we’re continuing to monitor the legislation and helping our landlords navigate every stage of the changes as they come into force.
