Rural landlords warned as rental reforms became law
29th October 2025
Rural landlords have been urged to review rented properties on their farms and estates, considering the Renters’ Rights Act, which came into force this week.
The legislation delivers the most significant overhaul of the private rented sector in England in decades and brings major implications for rural property holders.
Carter Jonas said that landlords of cottages, farmhouses and other estate lets need to understand their obligations under the new framework or potentially face fines or rent repayment orders.
While the full suite of changes will roll out over time, it will ultimately deliver stronger tenant protections, heightened compliance obligations and a need for more professional property management, the farm consultancy experts added.
Under the new law all assured shorthold tenancies and fixed-term assured tenancies will convert to open-ended, periodic tenancies.
Section 21 evictions, which are known as ‘no-fault’ evictions, have been abolished, and landlords will require valid grounds for any possession claim, such as sale or personal use. Notice periods will be extended, and the margin for informal, ad hoc tenancy arrangements greatly reduced.
Carter Jonas said that from a rural and estate point of view, the consequences are profound. Owners who previously relied on long-standing informal tenancy terms will now face lifetime tenant occupancy unless the landlord meets a prescribed ground to regain possession.
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‘The game has changed’
The introduction of a public database of landlords and advertised rents means transparency and market discipline will be imposed. Landlords will be unable to accept above-advertised rents or bid competition from tenants.
Rural homes that do not meet the incoming Decent Homes Standard or fail to comply with the extended application of Awaab’s Law (covering damp, mould, hazard elimination and minimum safety) will face increased risk, both reputational and financial.
Carter Jonas partner Chris Turner said: “For rural landlords, the game has changed. From now on every tenancy must be treated as a long-term investment under a new legal framework. Unless you are confident in compliance, enforcement, documentation and asset management, you risk being caught out.”
Mr Turner added that many landlords are already reviewing their portfolios with a five-to-ten-year outlook. Rising rural rents help absorb some of the compliance cost pressures.
For example, small cottages which let for under £1,000/month five years ago are now achieving £1,500/month, but the scale of the upgrade burden is substantial.
“We are talking about costs of £30,000 or more on older rural lets to meet proposed insulation, energy performance and safety standards over the next decade.
“The new law doesn’t just raise the bar for new tenancies; it means existing lets must be analysed now,” the expert continued.
Carter Jonas recommends that landlords understand the implications of the new law and review their responsibilities before the new standards are applied.
This may include an audit of their properties, checking that their houses will be compliant, ensuring their documentation is robust, reviewing exit and possession strategies, and engaging property-management expertise that can navigate rural-specific issues such as worker-housing exemptions, heritage building limitations and estate-let markets.
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