Essex letting agent shares views on Renters' Rights Act

The Renters' Rights Act, which has come into affect today, says all tenancies must become periodic rolling contracts and abolishes no-fault evictions.

Emma Christmas, from Clacton, owns the letting agency Comprehensive Letting which manages about 230 properties in the CO postcodes, including Clacton and Colchester.

Insight - Emma said landlords should already be following what the change in law mean (Image: Submitted)

Speaking about the new rules, Emma said: “It is not as scary as everyone thinks, it is the way it is worded as we have done all this most of the time

“If the landlord has an agent, then they will be absolutely fine, it is basically trying to target the rogue landlords.”

Emma said none of the landlords she has worked with have evicted anyone, but she has been rung by people who have been evicted in recent weeks due to the change in the law.

Emma said the main issue with renting is with increasing prices.

Before the change in law, price increases were capped at 10 per cent which often encouraged landlords to go for the maximum amount.

That meant landlords were raising rents yearly to unaffordable levels then kicking out tenants and renting again.

Emma added: “If you are on the breadline, the first thing you are going to stop is the rent payments and that is why we end up in a cycle where so many people are homeless - they cannot afford the rent.

“Especially in the Clacton area a lot of people are on benefits, and a lot of people are on the minimum wage. Jobs are also seasonal and with restricted hours, so people have to go back to Universal Credit again which makes it worse.”

Emma said the change to paying Universal Credit as a monthly lump sum made it harder for some people, including those with alcohol, drug and gambling issues, to pay their rent.

This also includes families who due to poverty sometimes use their rent money on children during the six-week summer holidays.

After the change in law, landlords can only increase rents yearly with no fixed percentage cap, but this must be in line with comparable local property rents.

The new law also bans landlords discriminating against people on benefits.

However, Emma said her years of experience show landlords will find another reason to reject an offer, including "getting another offer".

No-fault evictions – evicting renters without a legally sound reason – will be abolished so landlords can no longer evict a tenant by giving two months' notice after the first six months of a tenancy.

Emma said this was positive but said the new Section 8 notice for landlords who are selling or moving – which gives a four-month notice - is unenforceable.

Enforcement - Emma questioned how the government would enforce rules such as 12-month limit on renting again after a landlord evicts to sell or move in (Image: Submitted)

One part of the law which Emma says is unhelpful, is the increase of two months to three months before tenants can be evicted for not paying their rent.

She added: “As long as everyone is following what we have to do there is nothing to worry about.”

Clacton Gazette reader Adam Cardy said: “My landlady is brilliant, allowing me to stay as long as I choose in her property, and she’s keeping the rent below market value as she says ‘good tenants are hard to find’.

“But regarding the legislation, it is about time tenants had more rights, as currently we’re frequently and wrongly looked down on.”

Fellow reader Linda Parish said: “I haven’t evicted anyone but plenty of renters have left us before their contracts have expired so where are the landlords’ rights?”.

Braintree and Witham Times reader Anne Smith said: “I was evicted with a Section 21 early last year because the landlord wanted to sell.

“I’m still in temporary housing now over a year later. I understand I’m a lucky one, but I’ve moved three times since February 2025 and need to move again once I finally get my forever home! Nothing but stress as the council tells you to stay put until bailiffs arrive, but then tell you if that does happen, you’ll end up paying full fees on top of losing your home. It’s been the most stressful experience, and I wouldn’t wish it on anyone.”

Fellow reader Kelly Turner said she was served a Section 21 two years ago as her landlord wanted to sell.

She said: “I had lived there for 15 years, I was told to wait for bailiffs as council wouldn't help and then I could be placed anywhere in Essex.

"I ended up living with family as I couldn't put my children through that. I later found out my landlord renovated the property and rented it back out for a lot more than I was paying.

“I can’t get anywhere from the council, and I can’t afford to private rent again, so I’m stuck in limbo really.”