The most common misconception is that landlords will lose the ability to take back their properties on 1^st May.

In practice, landlords will still be able to regain possession where there is a valid reason. The reforms replace Section 21 with a strengthened set of possession grounds under Section 8.

These include ‘no fault’ situations, such as if the landlord:

• intends to sell the property
• plans to move into the property themselves
• wants a close family member to move in
• needs to redevelop the property

Section 8 also makes provision for landlords to regain possession where the tenant is at fault; for example, due to rental arrears, no Right to Rent or anti-social/criminal behaviour.

So, while the useful and quick fallback of a Section 21 eviction is being abolished, the ability to recover a property remains, albeit in a more structured and time-consuming way.

A concern often raised is that rent increases will effectively disappear.

That’s not the case. Landlords will still be able to raise rents annually, but the process has changed and there are limits.

Under the new rules, rent increases will generally be limited to once per year using the statutory Section 13 mechanism. You have to give tenants a specific form (4A) at least two months before the increase, and they have the right to challenge increases they believe exceed market levels, adding more delay.

The intention behind the reform is not to introduce rent controls; it’s to prevent excessive increases being used to force tenants out.

For some landlords, it could make sense to review current rent levels. If their rents have fallen behind the local market, it might be worth considering bringing them into line before the new rules come into force.

The legislation strengthens tenants’ rights to request permission for a pet in their home.

This does not mean landlords must accept pets in every property, but they must consider requests fairly.

The law deliberately avoids setting out a fixed list of acceptable reasons for refusal, recognising the wide variety of properties and circumstances in the private rented sector. But one situation where refusal will always be considered reasonable is where a ‘superior landlord’ – for example, a freeholder in a leasehold building – prohibits pets in the lease.

If a tenant thinks their request has been unreasonably refused, they can escalate the issue to the Private Rented Sector Ombudsman or challenge the decision through the courts.

While 1st May 2026 is the most significant milestone, it’s actually only the first phase of the reforms.

The May changes focus mainly on tenancy reform, including the abolition of Section 21, new rent increase rules and the move to periodic tenancies.

Other parts of the act will follow. From late 2026, the government plans to introduce a Private Landlord Ombudsman to handle tenant complaints and a Private Rented Sector Database of landlords and their properties.

Further measures aimed at improving housing standards are expected later, including the extension of Awaab’s Law and the Decent Homes Standard to the private rented sector, although timelines have yet to be confirmed.

In other words, May marks the start of a transition rather than the end of it.

The scale of these changes shouldn’t be underestimated, but the narrative that landlords are exiting the market en masse doesn’t reflect what’s happening in practice.

An increasing number of landlords have chosen to sell properties in recent years, but the bigger shift seems to be a slowdown in new investment into the sector. According to Hamptons’ lettings index, landlords accounted for around 15.8% of home purchases in 2015 compared with around 10.9% in 2025, highlighting a slowdown in new investment rather than a mass exodus.

The Renters’ Rights reforms themselves are not the only factor driving landlord sales, with factors such as taxation, mortgage costs and wider portfolio decisions also playing a role.

The result is a shift towards fewer, larger, more professional landlords.

For landlords with well-managed properties and a long-term investment strategy, the Renters’ Rights Act represents another step in the continued professionalisation and improvement of the private rented sector, with Minimum Energy Efficiency Standards and wider EPC reform next up.

You can add real value to your landlord clients by giving them accurate and trusted information.

By helping them understand how the legislation works and what practical steps may be needed, you can guide landlords beyond the headlines and plan ahead with confidence.

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