Renters’ Rights Act 2025 – How furnishing helps landlords stay compliant and protect returns

The Renters’ Rights Act 2025 is reshaping the PRS in England, with core reforms expected to take effect from 1 May 2026. For Malaysian landlords managing UK properties remotely, this is an opportunity to rethink how you prepare, present, and maintain your rental property with help from professional furnishing services to protect income and retain tenants.

What parts of the Renters’ Rights Act actually affect landlords day-to-day?

The Decent Homes Standard and Awaab’s Law are planned to be extended in later phases, strengthening expectations for investigating and fixing hazards like damp and mould (details and timings will be set out during implementation).

The Act abolishes Section 21 ‘no-fault’ evictions, requiring landlords to rely on Section 8 grounds for possession with a valid legal reason. When the Act comes into force, fixed-term tenancies will convert to open-ended assured periodic tenancies, allowing tenants to give two months’ notice.

Rent increases are limited to once per year and rent bidding is banned. Landlords must consider pet requests and cannot unreasonably refuse a request. Finally, in the later phase of the reform, a PRS database and mandatory landlord Ombudsman scheme will be introduced to improve oversight of rental standards.

Why good presentation and condition matter more under the new rules

The core purpose of the Act is to improve property standards and security. Poor conditions like rundown flooring, damp spots, and outdated fixtures will increase your property’s risk of getting complaints or immediate tenant notice. Well-presented and thoughtful property furnishing keeps spaces fresh and naturally attracts reliable, long-term tenants, giving them a reason to extend their stay.

How refurbishing and furnishing help landlords stay compliant

Purposeful and targeted upgrades, like replacing old flooring, damp-proofing areas, improving lighting, and refreshing décor, support good property management and align with the government’s broader direction to improve PRS. While EPC/MEES sit separate from the Renters’ Rights Act, coordinating refurbishment works with improved insulation, energy efficiency, and layout can help create more comfortable and resilient homes over the long term.

With tenants able to leave easily, how do you make them stay?

Creating comfortable, move-in-ready spaces that are well maintained makes a tenant feel settled and willing to stay longer. Smart layouts with ample storage solutions along with durable furnishings boost your property’s appeal and value where tenants want to spend their time.

How to prepare for more pet requests

Opting for easy-clean fabrics, hard flooring in high-traffic areas and easy-to-wipe paint finishes helps make a space pet-friendly. Apart from that, pick high-quality sofas and easy-to-clean rugs—simple and tactful solutions reduce wear and tear, minimise repairs, and ease the management of a pet-safe home.

What services actually help with compliance and better returns?

Refurbishing older or worn-out units, providing professionally specified furniture packs and window dressings designed for rental use, and implementing EPC upgrades in England help future-proof properties against tightening energy-efficiency standards. Together, these create a property that is up to standard, comfortable, and competitive.

How we support landlords in this journey

Our furnishing partner, InStyle Direct, handles furnishing, refurbishment and property upgrades for you, while Benhams supports your tenant sourcing, regular maintenance, compliance checks and everything in between, ensuring your property in England meets new standards and remains profitable.

Next steps checklist for landlords:

• Assess your property’s current condition
• Select durable, rental-friendly furnishings to support everyday living
• Speak to Benhams’ team for compliance-ready setup that’s rental-ready

FAQs

Do I have to replace all my furniture to comply?

While furnishing itself isn’t a legal requirement under the Act, quality furnishings safeguard investment. Focus on worn or damaged items first, and ensure what you provide is safe, clean, and fit for purpose to reduce complaints and turnover.

How does EPC work relate to the Act?

EPC and MEES requirements sit outside the Renters’ Rights Act. However, as energy efficiency standards are expected to tighten over time, aligning refurbishment works with energy efficiency improvements can make practical and financial sense.

Are pets still allowed?

Yes, pet requests must be considered and cannot be unreasonably refused.

Will better furnishing really reduce complaints / Ombudsman risk?

While this is not the only factor, well-taken-care-of properties with quality furnishings improve everyday comfort and raise fewer disputes, repeated repair requests, or formal complaints.

Important: This article summarises practical landlord actions arising from the Renters’ Rights Act 2025. For full legal details and how the rules will be rolled out, read our legal guide for a better understanding.