The UK government asserts that the Renters’ Rights Act will reduce pressure on the county courts by limiting possession cases to those with clear evidence. However, industry experts, including Propertymark and the National Residential Landlords Association (NRLA), caution that the reforms are likely to increase court waiting times and place additional strain on an already overstretched system. This development is significant for landlords as it impacts possession proceedings and the stability of the private rented sector.

Government’s Position on Court Demand

The Renters’ Rights Act introduces significant changes to possession proceedings by abolishing Section 21 “no-fault” evictions. Landlords will now need to rely on specific grounds under Section 8 notices to regain possession of their properties. The government’s official guide states that only “well-evidenced possession cases” will proceed to court, which they believe will reduce overall demand on the county courts.

Furthermore, the government emphasises early dispute resolution mechanisms, such as the proposed Private Rented Sector Ombudsman, to mediate landlord-tenant disputes before they escalate to court. The guide highlights the intention to make court action a last resort and mentions ongoing collaboration with the Ministry of Justice to explore additional early resolution options.

Concerns Over Court System Capacity

Despite the government’s assurances, Propertymark and the NRLA have expressed serious concerns about the readiness of the court system to handle the anticipated increase in possession claims. Megan Eighteen, President of ARLA Propertymark, notes that removing Section 21 evictions will shift many cases into contested hearings under Section 8, which are more complex and time-consuming.

Current data indicates that waiting times between claim and hearing already extend to 29 weeks in many parts of England, with London experiencing waits of up to 40 weeks. This backlog suggests that the court system is under significant strain, and the reforms could exacerbate delays.

Propertymark warns that without substantial investment in court infrastructure—including staffing, digital case management, and national consistency—landlords and letting agents may face prolonged delays and uncertainty. This could undermine the stability of the private rented sector and discourage landlords from remaining in or entering the market, further reducing available rental stock.

NRLA’s Warning on Court Wait Times

The NRLA echoes these concerns, describing an “inevitable influx” of cases following the Act’s implementation. They highlight that court wait times have been chronically extended for years, even before the announcement of the Renters’ Rights Act implementation dates.

The NRLA urges the government to clarify how it plans to reform the court process to manage the expected surge in cases. Without a coherent strategy, they warn that existing issues with court delays will worsen, creating further challenges for landlords seeking possession.

Government and Ministry of Justice Response

The government states that the Ministry of Housing, Communities and Local Government is working closely with the Judiciary, the Ministry of Justice, and HM Courts and Tribunals Service to prepare the county court system for the changes brought by the Renters’ Rights Act. They also mention plans to digitise the possession process to improve efficiency.

However, industry experts maintain that these measures must be supported by significant investment to prevent court system collapse and to ensure landlords can enforce their rights effectively.

Implications for Landlords and Agents

For landlords and letting agents, the Renters’ Rights Act represents a fundamental shift in possession procedures. The abolition of Section 21 means possession claims will become more complex and contested, potentially leading to longer court processes and increased legal costs.

Landlords should prepare for these changes by ensuring thorough documentation and evidence for possession grounds under Section 8. Additionally, engaging with early dispute resolution services, such as the Private Rented Sector Ombudsman, may help resolve issues before court involvement becomes necessary.

Understanding these reforms and their impact on possession proceedings is essential for landlords to manage their portfolios effectively and maintain rental income stability.

Looking Ahead: TLA’s Trusted Partners Hub

In response to the evolving rental landscape, The Landlord Association (TLA) is launching a new Trusted Partners Hub in Q1 2026. This platform will feature verified and approved service providers to support landlords, tenants, and property management businesses. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest to become TLA service partners.

This initiative aims to provide landlords with reliable resources and professional support as they navigate the implications of the Renters’ Rights Act and other regulatory changes.