In the ongoing debate over renters’ rights and landlord reform, much of the political and media narrative has centred on “rogue landlords.” The government’s Renters’ Rights Bill, while well-intentioned, seems to rest on a belief that most problems in the private rented sector (PRS) are caused by landlords — and that stronger regulation, tighter controls and increased penalties are the cure.

Yet this is only half the story. Ignoring the growing problem of rogue tenants — those who exploit the system, refuse to pay rent, damage property, or behave antisocially — risks undermining the very reforms designed to make renting fairer. By shifting all the burden and blame onto landlords, policymakers could trigger a cascade of consequences: higher rents, fewer available properties, and stricter tenant vetting that shuts out the most vulnerable.

Recognising the Rogue Tenant Problem

There’s no denying that poor-quality, unsafe housing exists, and that stronger oversight of landlords is needed. But the rental relationship is a two-way street. When a tenant refuses to pay rent, causes damage, or disrupts neighbours, the costs fall entirely on the landlord — and by extension, on the wider market.

Under current and proposed reforms, evicting problem tenants will become more difficult, more time-consuming and more expensive. Removing “no-fault” evictions without a reliable and efficient alternative system leaves responsible landlords exposed. In practice, this means many will think twice before renting to anyone who might pose a risk.

If policy only punishes landlords and gives no recourse against rogue tenants, it creates a chilling effect: fewer landlords willing to rent, higher perceived risk, and a growing reluctance to take on tenants who don’t fit a narrow “safe” profile.

How Over-Regulation Drives Up Rents and Reduces Supply

The economics are straightforward. As risk and compliance costs rise, landlords either pass those costs on through higher rents or exit the market altogether.

In recent surveys, a majority of landlords reported plans to reduce their portfolios or leave the sector entirely within the next few years. At the same time, demand for rented homes remains high. Fewer landlords plus steady demand equals higher rents — a predictable outcome of any supply squeeze.

If policymakers continue to view landlords solely as the problem rather than part of the solution, the sector’s capacity to meet housing needs will shrink. Responsible landlords — those who maintain properties and treat tenants fairly — will find it increasingly unattractive to remain in the market. That vacuum won’t necessarily be filled by better landlords; it’s more likely to leave fewer homes available overall.

The Consequences for Tenants — Especially the Vulnerable

The most troubling irony of one-sided reform is that it risks harming the very tenants it aims to protect. When landlords perceive greater risk, they naturally become more selective. That means more rigorous credit checks, larger deposits, guarantor requirements, and higher upfront rent payments.

For vulnerable tenants — those on benefits, with limited rental history, low incomes, or families — these barriers are often insurmountable. If landlords are effectively told they can’t act swiftly when things go wrong, many will simply choose not to take chances.

This doesn’t just reduce choice; it locks out entire groups from the rental market. The result? A smaller pool of properties, longer waiting times, and higher competition for what remains. In this environment, even good tenants struggle to find affordable homes.

A Balanced Approach: Accountability on Both Sides

A healthy rental market depends on balance — protecting tenants from exploitation while ensuring landlords can manage their properties fairly and sustainably. That means recognising both rogue landlords and rogue tenants.

Tenants should have strong rights to safe, decent housing — but also responsibilities: paying rent on time, treating properties respectfully, and not engaging in behaviour that disrupts communities. Meanwhile, landlords should be supported, not vilified, when they act responsibly.

Instead of layering on endless regulations, policymakers should focus on fairness, clarity, and effective enforcement.

• Faster, balanced eviction processes for genuine breaches.

• Incentives and recognition for landlords who maintain high standards.

• Targeted support for vulnerable tenants — such as deposit-assistance schemes or rental insurance — so they aren’t squeezed out by risk-averse landlords.

• Ongoing monitoring of rental supply and rent inflation to ensure policy changes don’t cause unintended harm.

Why Responsible Landlords Matter

The majority of landlords in the UK are not corporate investors but ordinary individuals letting out one or two properties. They provide essential housing for millions of people. Demonising them may score short-term political points, but it undermines a vital part of the housing ecosystem.

If we drive responsible landlords away, we lose well-maintained homes, fair tenancies and investment in rental housing. The sector doesn’t improve when good landlords leave — it deteriorates. Responsible landlords should be viewed as allies in improving housing standards, not enemies to be regulated out of existence.

The Road Ahead

The goal of improving renter protections is commendable. But the current trajectory risks creating a less stable, less affordable and less inclusive market. The failure to acknowledge rogue tenants and the realities landlords face will ultimately harm both sides.

A balanced system — one that enforces standards while supporting good practice — is the only sustainable path forward. Ignoring that balance will not protect renters; it will push them into a smaller, more expensive, and less accessible private rented sector.