Renters' Rights Act six weeks on: What landlords need to know

Following a lengthy lead in period, the Renters' Rights Act came into force on 1 May 2026, introducing the most significant reforms to the private rented sector in almost 40 years. The legislation brought substantial changes for landlords, tenants and letting agents alike, including the abolition of Section 21, the move to periodic tenancies and new rules surrounding rent reviews, pets and possession proceedings. Government guidance published since implementation has reinforced the intention behind the legislation, namely to provide tenants with greater security and flexibility whilst creating a more transparent framework for landlords and agents.

As with any major legislative change, there is always an element of uncertainty once the regulations move from policy into practice. Whilst we invested significant time preparing our teams, landlords and tenants ahead of the implementation date, the real test would always be how the market responded once the changes took effect.

Pleasingly, the preparation work has paid off. Across our portfolio we have experienced very little disruption during May and the first half of June, with the market continuing to operate in a stable and predictable manner.

A smooth transition to periodic tenancies

One of the most discussed changes was the transition from fixed term tenancies to periodic tenancies, allowing tenants to provide two months' notice at any stage. There was concern across the industry that this could lead to a surge in tenancy terminations as renters took advantage of their increased flexibility. Whilst one of our sister businesses experienced a short lived increase in notices during the first few days of May, largely from tenants who had been tied into longer fixed terms, we have not seen any meaningful increase in notice levels.

In fact, the average length of tenancy across our managed portfolio remains just under three years. Looking specifically at properties vacated during May and June, the average tenancy length is also sitting at just under three years, demonstrating that tenants continue to value stability and long term occupation despite the additional flexibility now available to them.

Possession proceedings under the new framework

The abolition of Section 21 was understandably another major talking point. Landlords now need to rely on the appropriate Section 8 grounds where possession is required, with the most commonly used grounds so far relating to the sale of the property or a landlord, or close family member, moving back into the home. During May, requests to pursue possession were approximately 60% of the levels we would historically have seen under Section 21.

The Section 8 process itself has so far proved straightforward. We have partnered closely with specialist legal advisers who are serving notices on behalf of our landlords to ensure full compliance with the new requirements. This approach has provided reassurance and helped minimise any potential risk during the transition period.

Industry concerns fail to materialise

Some of the more widely publicised concerns have also failed to materialise. We have not experienced a significant increase in pet requests, despite this being a frequently discussed topic in the media ahead of implementation. Likewise, annual rent reviews have continued as normal through the Section 13 process, which has effectively become the standard route for rent increases now that all tenancies are periodic. Government guidance confirms that rent increases can generally only be made once annually through the prescribed process, providing greater consistency for both landlords and tenants.

Strong demand continues to support the market

Overall, the early signs suggest that the legislation has not created the disruption many feared. If anything, we are seeing a stabilising effect across the market. Demand remains exceptionally strong and whilst available rental stock is slightly lower than this time last year, this continues to support rental values across much of our region.

Part of this reduction in available stock can be attributed to the longer notice periods now in place. This provides more time for careful planning and allows us to secure the right tenants for properties before they become available, reducing void periods and helping maintain continuity for landlords.

Early signs point to long-term stability

Whilst it is still early days, the first six weeks have been encouraging. We will continue to monitor the market closely, however, the initial evidence suggests that thorough preparation, clear communication and proactive management have enabled landlords, tenants and agents alike to adapt successfully to the new landscape.