Widespread unpreparedness among UK landlords for Renters’ Rights Act

With the Renters’ Rights Act (RRA) set to take effect on 1 May 2026, research by Inventory Base highlights a significant lack of preparation among UK landlords. The Act will abolish Section 21 ‘no fault’ evictions, replace fixed term tenancies with open-ended periodic agreements, limit rent increases to once every 12 months, restrict rent in advance, and require landlords to reasonably consider tenant requests for pets.

Despite broad awareness of the headline reforms, three-quarters of landlords have made no practical preparations for these changes. This gap in readiness is particularly concerning given the fundamental legal and operational shifts the Act introduces.

Key reforms and their implications

The abolition of Section 21 means landlords will no longer be able to regain possession of a property without providing a valid reason. Fixed term tenancy agreements will be replaced by periodic agreements, altering how tenancies are structured and managed. Rent increases will be capped to one per year, and landlords must take tenant pet requests into reasonable consideration.

These changes require landlords to update tenancy agreements, possession strategies, and rent management processes. Failure to adapt could lead to delays, disputes, and financial risks.

Landlords’ confidence and knowledge gaps

Only 20% of landlords report feeling highly confident in their understanding of how the RRA will affect their operations, while nearly a quarter admit to having no confidence at all. Small portfolio landlords dominate the sector, with 63% owning a single rental property and 30% owning two to four. Management responsibilities are split evenly between self-management and agents.

Although 84% recognise that fixed term tenancies will disappear, 69% have no plans to change their agreements. Just 11% have taken action so far, and 14% intend to do so before the deadline. Concerns among landlords include anticipated difficulties in regaining possession (37%), reduced income certainty (15%), and higher tenant turnover (12%). However, a third express no concerns about the new law.

Operational challenges and the need for early action

Sián Hemming-Metcalfe, Operations Director at Inventory Base, emphasises the importance of early preparation: “Most landlords know the Renters’ Rights Act is coming, but far fewer have grasped what it means in practice. This is not a cosmetic change; it rewrites how possession works, how rent is handled, how tenancies are structured, and what landlords will need to evidence if something goes wrong.”

She warns that those who delay until Spring 2026 risk facing “delays, disputes and income risk that could have been avoided with basic preparation now.” Hemming-Metcalfe also highlights the pivotal role of agents and industry suppliers in establishing proper systems, documentation, and defensible processes ahead of the new rules.

Contract updates and possession strategies lagging

Only around 40% of landlords have updated or plan to update contracts to periodic agreements. Notice periods have been revised by 24%, fixed terms removed by 22%, and break clauses addressed by 13%. While 92% are aware of the end of Section 21, just 12% feel prepared to rely on the revised possession grounds, with 43% admitting they are poorly equipped or not ready at all.

The majority—75%—have made no preparations for the loss of Section 21, underscoring the scale of the readiness challenge facing the private rented sector.

What this means for landlords and agents

Landlords and letting agents must urgently review tenancy agreements, possession procedures, and rent management policies to align with the Renters’ Rights Act. Early action can mitigate risks of legal disputes and income disruption. Agents, in particular, have a critical role in supporting landlords to implement compliant systems and documentation before the reforms come into force.

Suggested internal link anchors

• Renters’ Rights Act
• Section 21 eviction abolition
• periodic tenancy agreements
• rent increase regulations
• tenant pet requests
• possession strategies
• landlord confidence
• private rented sector
• letting agents’ role
• tenancy agreement updates
• income risk management
• landlord preparation

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/