Landlords across the UK are facing the most significant rental reforms in decades. And in places like St Helens — where rental properties make up a large chunk of the market — the impact of the Renters’ Rights Bill could be even more pronounced.
Whether you own one property or several, now’s the time to understand what’s changing, what it means for your income, and what you can do to stay ahead.
What is the Renters’ Rights Bill?
The Renters’ Rights Bill, introduced in 2024, is part of the government’s mission to improve the private rented sector in England. It follows on from the Renters’ Reform White Paper and aims to offer tenants more security, while raising housing standards across the board.
Key proposals include:
- Scrapping Section 21 ‘no-fault’ evictions
- Replacing fixed-term contracts with rolling tenancies
- Limiting rent increases to once a year
- Creating a national landlord register
- Requiring landlords to join a redress scheme
- Giving tenants more say on pets, discrimination, and notice periods
While the bill’s focus is tenant protection, it brings some real challenges for landlords — particularly around control, costs, and compliance.
How St Helens compares
St Helens remains one of the more affordable areas for property investment. According to the latest figures, the average property price here is around £176,000 — well below the UK average. Two-bed rentals usually fall between £675 and £750 a month, depending on the area.
Yields can be appealing — typically between 4.5% and 5.2% — especially in places like Thatto Heath, Sutton, and Haydock.
But lower purchase prices also mean that additional costs, like compliance fees and maintenance, can eat into profits more quickly. That’s where the new legislation could hit hardest.
Four key ways the bill could affect local landlords
Section 21 is going — and with it, flexibility
Right now, landlords can use Section 21 to regain possession without giving a reason. This is helpful when selling up, carrying out major renovations, or resolving tenancy issues.
The new rules remove that option. Evictions will only be allowed under set conditions, such as serious rent arrears or selling the property. These grounds are being revised to support fair use, but the process will be longer and more complex — especially for landlords managing older homes or dealing with high turnover.
Rent increases will be limited
Landlords will only be able to raise rents once a year and must give tenants notice. Renters will also have the right to challenge rises they feel are unfair.
At the same time, the bill introduces extra costs — including registration, redress scheme membership, and likely property improvements. All of this could reduce yield in St Helens, where margins can already be tight.
If you’re unsure about your property’s current rental value, you can book a free valuation with our team today.
Self-managing will be harder
Landlords who manage their own properties will face more admin and legal responsibilities. Keeping up with registration requirements, tenancy changes and new redress schemes will take time — and missing something could be costly.
This may lead some hands-on landlords to switch to a fully managed service to save time and reduce risk.
Maintenance expectations will rise
With better protection comes higher expectations from tenants. They’ll be more empowered to raise complaints around repairs or poor conditions.
That could be especially relevant in St Helens, where some of the housing stock is older. If the government extends the Decent Homes Standard to the private sector, landlords may need to budget for upgrades sooner than planned.
Which landlords are likely to feel it most?
Not every landlord will be affected equally. Here’s how the changes could play out:
- Single-property landlords may feel the pressure most, especially if they manage everything themselves.
- Portfolio landlords will need strong systems in place to stay compliant across multiple properties.
- Hands-off landlords using full management services will feel fewer day-to-day changes — especially with a proactive letting agent.
At Belvoir St Helens, we offer compliance checks and portfolio reviews for landlords looking to prepare for the new rules.
What you can do now
The Renters’ Rights Bill is still making its way through Parliament, but the overall direction is clear. Landlords who take early action will be better prepared — and better positioned to stay profitable.
Here’s how to start:
Review your tenancy agreements
If you still use fixed-term ASTs, think about how you’ll transition to periodic tenancies. Update your clauses now to make the process smoother later.
Check your compliance
Make sure your gas and electrical safety records are up to date, your deposit protection is correct, and you’re part of a redress scheme.
Budget for property improvements
If your rental property is older, it may need gradual upgrades to meet new minimum standards. Planning early can help you avoid big bills later.
Recalculate your yield
Factor in new costs like registration, potential repairs, and limits on rent increases. If your returns are under pressure, look at ways to improve income — from re-letting at a higher rate to reviewing your management model.
Decide how you want to manage your property
With more rules on the horizon, working with a letting agent can save time, reduce hassle, and keep you compliant. At Belvoir St Helens, we stay ahead of the rules so you don’t have to.
It’s not all bad news
While the changes might seem overwhelming, there’s still opportunity — especially for proactive landlords.
- Less competition: If some landlords exit the market, reduced supply could strengthen demand.
- Better tenants: Improved regulation may attract more responsible renters.
- Stronger returns long term: Investing in compliance and property standards helps protect your income and asset value.
St Helens continues to offer strong rental potential — but early preparation will be key.
Need support?
Whether you’re looking for a rental health check, property review, or help navigating compliance, our team at Belvoir St Helens is here to help.
Let’s make sure your investment is future-proof.
