The Renters’ Rights Bill is now entering its final stages in Parliament, with Royal Assent expected by the end of September. For landlords in Newcastle, whether you let to students in Jesmond or professionals across Gosforth and the wider Newcastle suburbs, it’s vital to start preparing now.
What changes are coming first?
The reforms most likely to land quickly, potentially from early 2026, include:
- Abolition of Section 21 “no-fault” evictions: landlords will no longer be able to end tenancies without giving a legally defined reason.
- Shift to periodic tenancies: fixed-term contracts, a mainstay of the student market, will move to open-ended periodic agreements.
- Rent increases via Section 13: rents will only be allowed to increase once a year, and only via a formal notice process.
- Ban on rental bidding and upfront rent: landlords will not be able to accept bids above the advertised rent or request more than one month’s rent in advance.
- Stronger tenant rights: including the ability to request pets, and protection against discrimination for tenants with children or those in receipt of benefits.
What does this mean for Newcastle landlords?
Student lettings
Newcastle’s student market thrives on fixed-term contracts tied to the academic year. The shift to periodic tenancies could complicate planning around changeovers, void periods, and group lets. While Section 21 “no-fault” evictions will be abolished, landlords will still be able to regain possession under Ground 4A of Section 8, which has been introduced specifically for student tenancies linked to academic cycles.
Ground 4A is designed to allow landlords to recover possession in time for the next student intake. However, unlike Section 21, it comes with stricter requirements. Landlords will need to serve the correct notice at the right time and ensure tenancy agreements are watertight. If tenants overstay, you will be relying on the court system, making professional management and accurate paperwork more important than ever.
Professional lettings
For landlords in areas like Gosforth, Heaton, and the wider Newcastle suburbs, where longer tenancies are more common, the reforms could offer greater stability. However, they also bring less flexibility in managing rent reviews and property turnover. With rent increases capped to once per year, it is more important than ever to ensure rents are set correctly at the start of each tenancy.
The bigger picture: infrastructure and timing
Although the Bill could receive Royal Assent by the end of September, most changes will not be enforced until 2026. Certain measures, such as the PRS database and Landlord Portal, may be delayed further as the infrastructure is built. That said, landlords should not assume a long grace period. The government is under pressure to deliver quickly, particularly on the abolition of Section 21.
How to prepare now
- Review your tenancy agreements: ensure they are updated and compliant with upcoming changes.
- Plan for periodic tenancies: especially if you let to students, consider how this will impact your marketing and turnaround strategy.
- Set rents carefully: with annual increases limited, pricing accurately at the outset will protect your income.
- Stay ahead on compliance: Decent Homes Standard, Ombudsman membership, and Awaab’s Law are all expected to follow.
Our view at Bowson
As specialists in Newcastle’s professional and student lettings market, we see the Renters’ Rights Bill as both a challenge and an opportunity. For student landlords in Jesmond, Heaton, and Sandyford, the changes may initially create uncertainty around fixed terms, but professional management and careful planning will minimise disruption. For landlords letting to professionals across Gosforth and the wider Newcastle suburbs, the new framework could bring added stability, provided rents and compliance are handled properly from day one.
The key is preparation. By acting early, landlords can protect their investments, maintain strong tenant relationships, and navigate the reforms with confidence.
