The Renters' Rights Bill: How It Could Shake Up Swindon's Lettings and Sale Market

With the House of Lords completing its Committee Stage back in May, the Report Stage is set for this week, and the Third Reading in the Lords will follow close on its heels. From there, it’s the legislative version of ping-pong (and they literally do call it that, believe it or not), as the Bill bounces between Commons and Lords until they hammer out the final text and pass it for Royal Assent.

In other words, this Bill is on the home straight, on its way to becoming law.

So, what should Swindon property owners, landlords, and would-be buyers take from all this? Plenty… and that is even if you don’t own a rental property.

The Headlines on the Bill

At its core, the Bill aims to rebalance tenant rights against landlord powers – but the devil, as always, is in the detail. Several key points in the draft version of the Bill are setting off alarm bells amongst landlords:

1. Scrapping fixed-term tenancies in favour of rolling periodic agreements, meaning landlords may have to deal with more frequent turnarounds and less predictable tenancy lengths.
2. Limitations on advance rent payments, capping it to one month, which could lock out some international tenants or those without a credit history.
3. Abolition of Section 21 no-fault evictions, shifting the burden to Section 8, with different requirements to repossess a property involving a court process (and local courts are already behind on the existing caseload, let alone considering the extra that will mount up).
4. Restrictions on re-letting after a failed sale, meaning if a landlord tries to sell, fails, and then wants to re-let the property, they must wait 12 months before being allowed to do so.

For many landlords, these measures sound like a recipe for higher risk, higher hassle, and possibly higher costs – and that is causing many landlords in the private rented sector to reconsider whether they wish to remain in the sector at all. Here in Swindon, where the rental market forms a crucial backbone for professionals, families, and those in transition, the effects would be obvious. A survey by Simply Business in 2023 showed that 1 in 4 Landlords were thinking of selling at least one of their let properties. In 2025, it has been suggested this might be more like 35%.

To lose more than one in three rental properties from the market would have obvious consequences for those trying to rent.

And it is not only the lettings market that needs to be thinking about this, as the knock-on effects could ripple straight through to property values and the sales market.

Why Should Swindon Homeowners Care?

You might be thinking, "I’m not a landlord, why does this matter to me?"

Good question, but the answer comes from numbers. If a significant number of landlords get spooked enough by the new rules and rush to sell before they kick in, it will mean more properties hitting the market, fast. The worry is if that becomes not just ‘more’, but ‘too many’.

In theory, it could boost choice for first-time buyers and second-steppers, a little fresh oxygen after the tight supply we have seen in recent years.

But if the wave is too big and too sudden, it will overwhelm the market, denting values, particularly at the lower and mid-end of the market where a lot of ex-rental stock sits. If landlords start fire-selling therefore, it will drag values down for all homeowners, whilst pushing up rental prices for tenants as the pool of lettable properties shrinks.

We can’t panic yet, because the Bill is still being discussed – but it is a long way through with too many concerns still glaring, so it’s worth keeping a close eye on the next stages of this Bill because sentiment among landlords is shifting, and anecdotally I would say that more landlords are talking to us about selling their properties, than we would normally see.

Swindon’s Numbers — The Hard Facts

Right now, Swindon’s housing market is steady. The average house price sits at £259,000, up around 3.6% year-on-year according to ONS data from April (the most recent tranche). Semi-detached homes average £289,000, whilst terraced hover around £227,000. Detached properties are commanding north of £460,000. In other words, still far more affordable than Bath or Bristol, but hardly pocket change either.

First-time buyers here tend to target the £200-300,000 bracket, and with a decent influx of new-build stock from areas like Wichelstowe and Tadpole Garden Village, choice is broader than in many commuter towns.

On the rental side, average monthly rents in Swindon have hit £1,053, up by 9.7% year-on-year. One-bedroom properties average £786, three-bedroomed homes around £1,168, and larger family homes comfortably above £1,600.

Demand remains robust, with typical void periods of about 21 days, and rents currently forecast to keep rising another 3-4% through the rest of the year – roughly in keeping with general inflation, which is more comfortable for tenants.

Put bluntly: the rental market is strong. But if change is coming, it pays to understand what that might mean.

Swindon Landlords are at a Crossroads

Landlords are under pressure from all directions: higher mortgage rates, energy efficiency rules, and now the Renters' Rights Bill. For some, it is a straw that breaks the camel’s back. But as mentioned, this is a problem. If they start exiting in large numbers, we could see:

• An uptick in properties for sale, especially in the terraced and smaller semi-detached brackets.
• Downward price pressure in those segments if supply suddenly outweighs demand.
• Investors becoming more selective, which could leave some sellers struggling to shift ex-rental homes in less-than-perfect condition.

On the flip side, if you’re a buyer with an eye for opportunity, this might be the best shot you’ve had in years to pick up a solid investment or even a first home at a keener price.

What Should Homeowners and Sellers Watch?

If you are planning to sell in Swindon this year, it is important to watch how this legislation plays out. If more landlords choose to sell up, you will be competing with ex-rental properties – some of which may undercut your price if their owners want a fast exit.

Presentation and pricing will matter more than ever. A tired ex-rental might present a golden opportunity for some buyers, but others will still value well-presented, owner-occupied homes. Therefore, it’s a moment to double down on kerb appeal, staging, and when it comes to marketing, pick an agent that provides knock-out property photography – it really does make all the difference.

Advice for Landlords — And Those Eyeing Investment

The Bill is designed to protect tenants, but from a Landlord’s point of view, whilst we recognise the concerns the Bill brings, it makes sense to maintain properties well, which protect tenants and achieve better rents. So, with that in mind, why not stay ahead of this?

If you’re a landlord, or planning to become one, consider:

• Improving EPC ratings now to head off future compliance headaches.
• Budgeting realistically for higher maintenance and compliance costs.
• Reviewing your financing, given higher rates and tighter margins.
• Understanding tenant demand, because even with reform, demand for well-managed rentals is not going anywhere.

Swindon’s yields remain relatively attractive, with gross returns on many terraces and smaller semis in the 5% range, which compares well regionally. The fundamentals of supply and demand are still solid, even if the landscape is shifting.

In Summary — Keep Watching

The Renters' Rights Bill has the potential to reshape not just lettings, but the entire housing market in towns like Swindon. Whether you’re a seller, a buyer, a landlord, or simply a homeowner keeping an eye on your equity, it pays to stay informed.

Hopefully, the latter stages in parliament will see certain amendments and provisions made to the draft version of this Bill, that discourage too many landlords from exiting the market. We need private rented sector homes, it is quite simple; and they still are a great long term investment, for landlords who are committed to providing quality homes.

If you want to chat about how the legislation could affect your moving plans, or even to touch base about what opportunities might lie ahead, please do give us a call. Here at The House Group, we keep our eyes on the market so you don’t have to.