How Guaranteed Rent Works with the Renters' Rights Act: A Landlord's Guide
Guaranteed rent continues to work alongside the Renters’ Rights Act, but it does not remove the legal rights of occupiers or the landlord’s statutory obligations. For Kent landlords, a well-structured guaranteed rent agreement can provide predictable income while a professional management partner facilitates compliance, maintenance and day-to-day administration.
The Renters’ Rights Act introduces significant changes for private landlords in England. Section 21 is abolished, assured shorthold tenancies are replaced by periodic tenancies, and possession now depends on specific legal grounds. These changes may feel complex, particularly if you are already managing arrears, repairs, licensing and tenant communication.
At Hugh Champneys Ltd, I provide landlords with long-term lease solutions, typically lasting three to five years, alongside comprehensive property management. The arrangement is designed to give you greater income certainty and fewer operational demands while ensuring that responsibilities are clearly documented and managed professionally.
Important: This article provides general information for landlords in England. It is not a substitute for legal advice on a specific tenancy, lease or possession matter.
What the Renters’ Rights Act means for Kent landlords
The first stage of the Renters’ Rights Act 2025 came into force for private rented housing in England on 1 May 2026. The reforms create a new framework for most assured tenancies.
The main changes include:
Section 21 “no-fault” notices are abolished.
Assured shorthold tenancies and fixed-term assured tenancies are replaced by periodic tenancies.
Landlords must rely on statutory grounds for possession.
Tenants generally have greater security and can end a tenancy with two months’ notice, subject to the statutory requirements.
Rent increases must follow the prescribed process and cannot be used as a backdoor method of eviction.
Landlords remain responsible for safe, decent and properly maintained homes.
The official Guide to the Renters’ Rights Act provides the government’s overview of the reforms. Some wider measures, including the private rented sector database and landlord ombudsman, have their own implementation arrangements, so landlords should check the latest official guidance.
How does guaranteed rent work after Section 21 is abolished?
Guaranteed rent is a commercial arrangement in which a landlord agrees a fixed rent with a professional company or property management provider. Instead of relying on individual tenants to pay every month, you receive an agreed payment under the terms of your lease or management agreement.
A typical arrangement includes:
The Renters’ Rights Act does not prohibit guaranteed rent or company-let arrangements. However, the legal status of any occupier and the responsibilities of each party must be assessed carefully. A commercial lease between a landlord and a provider does not automatically remove the rights of people who occupy a property as their home.
Does a three-to-five-year guaranteed rent lease override periodic tenancy rights?
No. A three-to-five-year agreement between a landlord and a professional provider can create long-term commercial certainty for the landlord, but it must operate consistently with the rights of any residential occupiers.
For example:
The superior agreement may have a defined commercial term.
An occupier may have rights under an assured periodic tenancy.
The end of the superior agreement does not automatically mean an occupier can be removed without following the correct legal process.
Section 21 cannot be used to bypass the new possession rules.
Any possession action must rely on a valid statutory ground and follow the correct notice and court procedure.
This distinction is important. Guaranteed rent provides income stability through the contract between the landlord and provider. It does not create a shortcut around the Renters’ Rights Act.
At Hugh Champneys Ltd, I focus on clear agreements and transparent communication. The contract should explain who manages the property, who deals with occupants, how repairs are handled and what happens if circumstances change.
What landlord obligations remain under the Renters’ Rights Act?
A guaranteed rent agreement can reduce the amount of administration you personally handle, but it does not mean legal duties can be ignored. Depending on the property and the structure of the arrangement, landlords may still need to ensure that the following matters are addressed:
Property safety and condition
The property should be safe, habitable and properly maintained. This may include:
Gas safety checks where applicable.
Electrical safety compliance.
Smoke and carbon monoxide alarms.
Repairs and response procedures.
Damp, mould and other hazards.
Licensing requirements for HMOs or locally licensed properties.
Appropriate insurance and mortgage permissions.
The Renters’ Rights Act also introduces further standards and enforcement measures over time. Maintaining a detailed compliance record helps demonstrate that the property is being managed responsibly.
Deposits and prescribed information
Where a tenancy deposit is taken, it must be protected and the required information supplied within the legal timeframe. Your agreement should clearly state whether the provider, agent or another party handles this process.
Right-to-rent checks
Right-to-rent responsibilities must be allocated correctly. A contract may state that a professional provider or agent conducts checks, but landlords should understand what has been agreed and retain suitable evidence.
Written tenancy information
The new system requires tenants to receive appropriate written information about their tenancy. Existing tenants may also need to receive the government’s Renters’ Rights Act Information Sheet, depending on their circumstances and the relevant transitional rules.
Repairs and complaints
A reliable management arrangement should provide a clear reporting route for repairs and complaints. Delays can create tenant dissatisfaction, property deterioration and potential enforcement risk.
This is where comprehensive property management offers practical value. I coordinate the operational side of property ownership, helping ensure that issues are recorded, actioned and communicated rather than left unresolved.
How does Section 8 affect guaranteed rent arrangements?
With Section 21 abolished, landlords must use the updated possession grounds under Section 8 where possession is legally justified.
Relevant grounds may include:
Serious rent arrears.
Persistent late payment.
Antisocial behaviour.
Breach of tenancy terms.
Damage or deterioration to the property.
The landlord’s intention to sell.
The landlord or a close family member needing to move into the property.
The correct notice period and evidence depend on the ground being used. For example, the grounds relating to selling or moving into a property include a 12-month protected period at the start of a new tenancy and generally require four months’ notice.
A landlord must not assume that a guaranteed rent provider can simply end an occupier’s arrangement because the commercial contract has changed. The correct legal route must be followed, and court proceedings may be required if the occupier does not leave.
For detailed legal matters, landlords should speak with a qualified housing solicitor or suitably regulated adviser.
Why guaranteed rent can reduce regulatory pressure
The Renters’ Rights Act increases the importance of good administration. Landlords need accurate records, clear communication and reliable systems for managing compliance.
A professional guaranteed rent arrangement can reduce the day-to-day regulatory burden by helping to coordinate:
Property inspections.
Safety certificate renewals.
Maintenance contractors.
Cleaning and property presentation.
Occupant communication.
Rent collection and payment records.
Documentation and issue tracking.
Communication with relevant professionals.
It does not make the landlord immune from regulation. Instead, it provides a structured management relationship in which responsibilities can be allocated, monitored and delivered more consistently.
What should landlords check before signing a guaranteed rent agreement?
Before entering any guaranteed rent arrangement, review the following points carefully:
Who is the contracting tenant or provider?
Is the property permitted for the proposed use?
Who pays for routine and major repairs?
Who manages safety certificates and licensing?
Who conducts right-to-rent checks?
How are deposits handled?
What happens if an occupier remains after the superior agreement ends?
Are mortgage, leasehold and insurance permissions in place?
What inspections take place and how often?
What are the termination and break clauses?
Is the agreed monthly payment clearly stated?
Are responsibilities recorded rather than left as verbal promises?
A transparent provider should be willing to explain the arrangement in plain English. If a guaranteed rent proposal promises to bypass tenant rights or avoid all compliance obligations, treat that as a warning sign.
How Hugh Champneys Ltd supports Kent landlords
I provide landlords with a personalised guaranteed rent and property management service across Kent. My approach combines:
Long-term lease options, commonly covering three to five years.
Agreed and predictable rental payments.
Professional management for residential and suitable commercial property.
Attention to maintenance, presentation and tenant satisfaction.
Clear communication and transparent documentation.
Local insight into the requirements of Kent’s property market.
I work with landlords who want reliable income without managing every repair, enquiry or operational decision themselves. The objective is straightforward: to facilitate a well-run property arrangement that supports your investment while respecting the legal framework governing private renting.
You can also read our related guidance on the 2026 landlord compliance checklist and the truth about guaranteed rent.
Contact Hugh Champneys Ltd: Website: hughchampneysdealsourcing.co.uk Telephone: +44 204 620 2330
Frequently asked questions
Is guaranteed rent still legal after Section 21 is abolished?
Yes. Guaranteed rent and company-let arrangements can continue, provided the structure and management comply with housing law, contractual obligations and the rights of occupiers.
Does guaranteed rent remove all landlord responsibilities?
No. It can transfer or facilitate many day-to-day management tasks, but the agreement must clearly allocate responsibilities and landlords should understand their continuing legal duties.
Can a three-year lease guarantee vacant possession at the end?
Not automatically. The end of a commercial agreement does not necessarily end an occupier’s legal rights. Possession must be obtained through the correct legal route.
Who handles repairs under guaranteed rent?
This depends on the agreement. At Hugh Champneys Ltd, I coordinate day-to-day management and maintenance processes, while the contract sets out responsibility for larger structural matters and statutory requirements.
What should I do if I am unsure whether my agreement complies?
Ask a qualified housing solicitor to review the agreement. You can also contact Hugh Champneys Ltd to discuss the practical management structure and whether guaranteed rent is suitable for your property.
Learn more about guaranteed rent and property management in Kent at Hugh Champneys Ltd.
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