The Renters’ Rights Act 2025 has officially become law — and it’s set to change the way landlords let and manage property across England. While most of the new rules will come into force during 2026, now’s the perfect time to prepare and understand what’s coming.
The big changes landlords need to know
1. Goodbye to Section 21 “no-fault” evictions
The biggest headline: Section 21 is being scrapped.
All tenancies will eventually move to periodic (rolling) agreements, meaning landlords can only end a tenancy for specific, lawful reasons — such as selling the property or wanting to move back in.
It’s a huge shift, so get ready to adjust how you plan notice periods and tenant management.
2. End of rent-bidding wars
You’ll no longer be able to accept offers above the listed rent. The goal is to create a fairer, more transparent market — and it’ll be up to landlords and agents to stick to the advertised figure.
3. Raising property standards
A new “Decent Homes” standard is being introduced for the private rented sector, aligning with what’s already in place for social housing.
That means tighter rules around damp, mould, and basic living conditions. Many of these expectations are already familiar to professional landlords, but enforcement will become more consistent and more visible.
4. Transparency and accountability
Two new systems are on the way:
- A Private Rented Sector Ombudsman, allowing tenants to raise complaints without going to court.
- A Landlord Database, giving renters more visibility into who owns and manages their home.
If you’re managing multiple properties or using agents, make sure your documentation, communication and safety certificates are up-to-date before registration opens.
5. Fairer rent rules and pets
Rent increases will face tighter restrictions (no more frequent mid-tenancy hikes), and renters will have a formal right to request pets — with sensible safeguards for landlords.
When it all happens
- 27 Oct 2025: “Awaab’s Law” takes effect for social landlords (faster action on serious hazards).
- 28 Oct 2025: The Renters’ Rights Bill becomes law.
- 2026 onwards: Key reforms — including the end of Section 21, new standards, and the Ombudsman — start in stages.
The Government will announce specific start dates for each measure in 2026.
What landlords should do now
- Review your tenancy agreements. Make sure your terms are flexible enough for a move to periodic tenancies.
- Audit your properties. Address any damp, mould or repair issues early — new standards will make these top enforcement priorities.
- Get your paperwork in order. You’ll soon need to register with the landlord database, so organise gas safety, EPC, and other compliance docs now.
- Talk to us! If you’re planning to sell, refinance, or adjust your portfolio strategy, understanding how the new tenancy rules could affect timelines and yields is essential and that’s where we can help!
Our view
This Act is a major shake-up, but not necessarily a bad one. Landlords who maintain good-quality homes and communicate clearly with tenants are already doing most of what’s being asked.
The key now is to plan ahead, both financially and operationally so that you stay compliant and profitable under the new rules.
If you would like to discuss how these changes might affect your buy-to-let plans, refinancing options, or portfolio structure, get in touch with the team at Sarah Grace, we’re here to help you stay ahead of the market.
Crunching numbers with a cuppa – because mortgages don’t have to be boring! Autumn Leaves & Market Moves As the clocks go back and the evenings draw in, the mortgage market is settling into its own seasonal rhythm. October gave us plenty to think about – a mix of cautious optimism, flickers of rate reductions, and lenders testing the waters. So what’s next for November? Let’s unwrap it. Fixed Rates: A Mixed Bag (But Some Good News Brewing) The Bank of England base rate remains steady at 4.00% , and while that number grabs headlines, it’s swap rates (what lenders use to price fixed deals) that really set the tone. Lately, those swap rates have wobbled – but the overall trend looks to be softening. That means we might soon see some lenders trimming their fixed-rate products again after the autumn blip. If your current deal ends within the next six months, it’s a great time to get options lined up — we can help lock something in now and keep an eye open in case rates improve before completion. Housing Market: Finding Its Feet The property market isn’t roaring, but it’s far from flat. UK Finance predicts a 10% rise in purchase lending this year , suggesting cautious confidence is returning. Buyers are still price-sensitive, but improved affordability (and some sellers adjusting expectations) are helping keep things ticking over. If you’re thinking of moving in the new year, now’s the perfect time to start planning. Policy & Tax Watch There’s plenty of chatter around potential stamp duty tweaks and landlord tax relief reviews — but as of early November, nothing concrete has been confirmed. It’s tempting to wait for big announcements, however in our experience, timing your mortgage or move purely on “maybe” policy changes can backfire. Focus on what you can control — your budget, goals, and timeline — and we’ll navigate any updates as they come. What to Watch This Month Keep an eye on these key events shaping the market: Bank of England MPC Meeting – 6th November The tone of this meeting will influence expectations for any spring 2026 rate moves. Even a hint of softer inflation language could encourage lenders to act. Swap Rates & Gilt Yields The unsung drivers behind fixed mortgage pricing. A small dip here could mean cheaper rates by December. Lender Competition Expect a few “rate war” headlines as banks jockey for year-end business. If one major player cuts, others often follow. Our Quick Tips for November Remortgagers: Check your deal expiry. Six months’ notice gives us maximum flexibility. First-time buyers: Don’t be disheartened by headlines – many 90–95% deals are still available. Landlords: Review yields carefully; some lenders are loosening criteria for limited-company buy-to-let. A Friendly Final Word November feels like a month of “nearly there” for the mortgage world. The ingredients for a brighter market are simmering away – falling inflation, stable rates, and lenders re-entering the fray. Our advice? Plan ahead, stay informed, and don’t wait for perfect timing – it rarely exists. Whether you’re exploring options, preparing to remortgage, or dreaming of your first set of keys, let’s chat and make a plan that works for you.
As the autumn leaves start to fall, there’s plenty going on in the mortgage world — from interest rate changes to talk of stamp duty reform. Here’s your update on what’s happening in the mortgage market this month and what it could mean for you. Stamp Duty Rumours: What’s Actually Happening? There’s been a lot of noise recently about possible changes to stamp duty — with some reports suggesting the government might reduce it, reform it, or even scrap it altogether. But here’s the key takeaway: nothing has been confirmed yet . While it’s natural to wonder if it’s worth holding off on a purchase to “see what happens,” any potential changes may take time — and there’s no guarantee they’ll benefit your specific situation. Our advice? If you're ready to move, don’t delay your plans based on what might happen. As soon as any official announcements are made, we’ll break them down for you - until then, it's very much hear-say! Mortgage Rates Are Creeping Back Up After a period of falling or steady rates earlier in the year, we’ve started to see some lenders increase their mortgage rates over the past few weeks. Here’s why: While the Bank of England base rate is still at 4.00% , Swap rates (which lenders use to price fixed-rate mortgages) have risen , …largely due to inflation staying higher than expected . As a result, some fixed-rate mortgage deals are now slightly more expensive than they were last month . What this means for you: If you’re coming to the end of a fixed deal within the next 6 months , now is a good time for us to begin looking at your options. Many lenders allow you to secure a new rate early and still switch to a better one later if things improve. We will always monitor your rate from submission to completion to ensure that you always complete on the lenders lowest cost option. What’s Happening in the Housing Market? The combination of rising rates and stamp duty speculation has led to a bit of a slowdown in the property market. Some buyers are waiting to see what happens with taxes or hoping for better rates. But that approach carries some risks: Mortgage rates may continue to rise in the short term. Delaying a decision could mean missing out on a good deal or your ideal property. If you’re serious about buying, it’s worth speaking to us sooner rather than later — we’ll help you weigh up your options and make a decision that suits your personal circumstances. What Should You Do Right Now? Here are a few simple steps to stay ahead: Check when your mortgage deal ends – if it’s within 6 months, we can start looking now - get in touch with us to start the process! Don’t wait for tax changes that may never come (although lets hope they do!!!) – make decisions based on what’s happening today. Speak to us for personalised advice – we’ll help you make sense of the market and your choices. We can take the stress out of the mortgage process — and make sure you feel confident about your next steps.
Inflation, Rates & What’s Next... The UK mortgage market continues to evolve against a backdrop of sticky inflation, cautious rate policy, and lender competition. As we enter September, borrowers face a mixed picture: the Bank of England has shifted direction, but mortgage pricing remains far from straightforward. Economic Signals: Inflation, Wages & Jobs Inflation : CPI remains above target at 3.8% , easing compared with peaks but still higher than the 2% goal. Wages : Growth has slowed but remains elevated at ~5% , keeping pressure on inflation persistence. Unemployment : Now at 4.6% , showing signs of a cooling labour market. This backdrop explains why the Bank of England is easing rates cautiously, while markets temper expectations of rapid cuts. Interest Rates: Where We Stand Base Rate : Reduced in August from 4.25% to 4.00% – the second cut of 2025. September Decision : Markets currently expect the Bank Rate to be held at 4.00% in the September MPC meeting. A rate cut is possible in Q4 2025 — November is often cited — but this depends on inflation trends, notably whether inflation peaks as forecast and then begins to decline. If inflation fails to moderate (e.g. food, energy, wages stay elevated), cuts may be delayed. Global factors : US tariff policies and slower Chinese growth continue to weigh on sentiment, limiting confidence in a faster easing cycle. Why Mortgage Rates Aren’t Falling Quickly As we highlighted in August, fixed-rate mortgages don’t move in lockstep with the base rate. Lenders continue to watch swap markets and broader funding costs: 2-year swaps : Edged down slightly in August (~0.08%), reflecting the rate cut already priced in. 5-year swaps : Largely flat, with limited reaction from markets. Lender pricing : Some banks have trimmed selected products, but reductions remain modest. For example, certain 2-year fixed deals came down by 0.10–0.15%, while others have stayed put. In short, while the base rate is easing, mortgage rates aren’t dropping at the same pace. Borrower Implication - If your deal ends in 2025 Expect higher repayments if you fixed at historic lows. Begin exploring remortgage options early – lenders allow you to lock in a rate months in advance. Remember - we will always monitor rates, even if you have secured an option now. Ask about rate switch policies to capture improvements if pricing falls before completion. If you’re purchasing this autumn Affordability remains stretched. Competition among lenders may create selective opportunities, but pricing changes daily. Longer fixed terms could provide stability if you want to shield against volatility. Contact us today to ensure you have an updated idea of your borrowing potential For landlords & investors Buy-to-let mortgage rates have eased slightly, with some of the most competitive deals seen in three years. However, tax and regulatory changes continue to challenge rental profitability. What to Watch This Month 18 September MPC meeting – markets expect no change, but tone and guidance will be critical. Inflation and wage data – stronger numbers could delay further cuts. Lender competition – we may see sharper product changes if swap rates soften further. How Sarah Grace Mortgages Can Help At Sarah Grace Mortgages, we’re monitoring these shifts daily. We help our clients to: Secure rates early before further changes hit. Track lender repricing to capture improvements where possible. Tailor strategies based on individual circumstances – whether moving, remortgaging, or investing. Final Word September brings a cautiously hopeful outlook. The Bank of England has started to ease up, however with inflation and global uncertainty still around, progress will be steady rather than fast. For clients, planning ahead, acting early, and leaning on the right advice can make all the difference in today’s shifting market.
