A note from the Agency

Welcome to our first landlord newsletter.

Before we turn to this month’s headline topic, the Renters’ Rights Bill (RRB), here’s a short update on what’s been happening at the agency to strengthen the service we provide to you.

  • Agency growth: We increased the number of independent contractors to two Property Managers, three Lettings Agents and two Admin Support.
  • Tenant communications: We have said goodbye to tenant WhatsApp groups and moved all management and communication onto CoHo, allowing us to respond more efficiently and keep full records of all correspondence.
  • Maintenance: Since 1 June, we have handled 895 maintenance issues across our managed portfolio.
  • Saving you money: Over the past month, we have invested in a service called Help Me Fix with a view to save landlords on unnecessary out of hours call out charges. The service allows tenants to triage issues with AI and human engineers to resolve issues without calling out a contractor. This has so far saved landlords £2,070 in one month.
  • Occupancy: Portfolio occupancy is now 94%, up from 90% last year.
  • Accreditation: The agency is now fully accredited by Propertymark.
  • Website and rebrand: Our website has had a long-overdue refresh at TuNguyen.co.uk, ahead of a full rebrand in the new year.
  • New service tier: We will shortly be launching a Management PLUS Service covering rent collection and deposit management for landlords who prefer a more hands-off approach.

At the agency, we pride ourselves on fairness, transparency and compliance.  Whatever our size, those principles remain at the heart of everything we do.

Thank you for your continued trust and support as we grow together.

The Renters’ Rights Bill Receives Royal Assent

Below is a summary of information I have gathered from reliable sources such as Propertymark, NRLA, The Independent Landlord and .gov website. I try to avoid sensationalist headlines for information on RRB and I would encourage you to avoid them too.

The Renters’ Rights Bill received Royal Assent on 27 October 2025.

Once fully enacted, it will:

  • Abolish Section 21 “no-fault” evictions;
  • Introduce a new periodic tenancy regime; and
  • Set fresh standards for property condition, rent increases and enforcement.

Read the official government announcement here: 📷 Historic Renters’ Rights Act Becomes Law

There are differing opinions across the industry. Some experts worry that implementation could be complex and that it has little to do with protecting tenants, but our focus is on what we can control by helping you adapt, stay compliant and protect your investment as the rules change.

Implementation timetable

No full commencement date has yet been confirmed.

The only fixed date so far is 27 December 2025, when new investigatory powers for local housing authorities will take effect.

From that date, councils will be able to request information, seize documents and enter business premises when investigating suspected breaches of housing law.

Ten Key Points of the Renters’ Rights Bill

  1. ASTs become periodic All existing and new tenancies will convert automatically to assured periodic tenancies (rolling contracts). They will continue indefinitely until ended by notice from the tenant or by the landlord for specific legal grounds.
  2. Duty to provide a written statement A written tenancy agreement will become a legal requirement. Existing tenants must be given a government-issued summary of changes within one month of commencement. Rent cannot be taken until the tenancy agreement is signed (a deposit may still be taken). Failure to comply could result in civil penalties of up to £7,000.
  3. Clearer possession grounds – Section 21 abolished Landlords will need to use Section 8 notices citing specific grounds. Sale or “moving-in” grounds cannot be used during the first 12 months of a tenancy. Tenants may end their tenancy at any time by serving two months’ notice in writing (notice by one joint tenant ends the tenancy for all).
  4. Rent increases Rent may be increased only once per year using a Section 13 notice, with two months’ notice. Tenants may challenge increases at the First-tier Tribunal. Only one month’s rent can be taken in advance for the first period.
  5. Rent bidding ban Landlords and agents must advertise a fixed asking rent and cannot encourage or accept offers above that amount.
  6. Tenants’ right to keep pets Landlords must not unreasonably refuse a tenant’s written request to keep a pet and must respond within 28 days. Where a superior landlord (e.g. freeholder) refuses consent, this remains a valid reason to decline.
  7. Anti-discrimination rules It will be unlawful to refuse tenants because they have children or receive benefits. Landlords may still conduct affordability checks and can refuse if letting would create statutory overcrowding.
  8. Decent Homes Standard All rented homes must meet the Decent Homes Standard — safe, well-maintained, free from serious hazards and compliant with Awaab’s Law (requiring timely action on damp and mould).
  9. Landlord registration and redress All landlords will have to register on the Private Rented Sector Database and join the Landlord Ombudsman scheme for dispute resolution.  An agency cannot manage a property of an unregistered landlord.  
  10. Stronger local authority enforcement Councils will be able to impose fines up to £7,000 for a first offence, rising to £40,000 for repeat offences. Tenants may apply to the First-tier Tribunal for rent repayment orders of up to 24 months’ rent.

We’ve spent the last few months planning, refining, and implementing practical solutions to keep the agency ahead of the curve when the Renters’ Rights Bill takes effect. Our strategy is ready, concise, compliant, and action-focused. We’ll reveal the details next week.

What this means for landlords

This is the biggest reform to the private rented sector in over 40 years.  While the changes will require adjustment, they also create opportunities to professionalise our industry further.

Our management service will:

  • Keep your tenancy documentation compliant;
  • Support you in handling rent and deposit procedures correctly;
  • Advise on new tenancy notices and grounds for possession; and
  • Liaise with enforcement bodies to protect you from penalties including attending council inspections with you where possible

Professional management has never been more valuable in safeguarding your property and peace of mind.

Further reading

Next week

We will be sharing practical tips, myth-busting, explaining how we’ll support you through these changes and why professional management is now more important than ever.

Until then, if you would like to discuss how this may affect your property or future investments, please contact the team.

Warm regards,

TNM - "Always doing the right thing."

Disclaimer: This newsletter is for general information only and does not constitute legal, financial or other professional advice. No representation or warranty is given as to its accuracy or completeness and, to the fullest extent permitted by law, Tu Nguyen Management Limited accepts no liability for any loss arising from reliance on it, including any errors or omissions.