New Tory housing chief criticises Renters’ Rights Act impact on landlords
Katie Lam, the newly appointed Conservative shadow housing secretary, has sharply criticised the Renters’ Rights Act, arguing it is causing rising rents and landlords exiting the market, reducing housing availability.
Lam’s comments, made shortly after her appointment in September 2026, mark a strong challenge to current government housing policy and highlight ongoing tensions over rental sector regulation. Her critique focuses on the unintended consequences of recent tenant protection laws for landlords and the wider housing supply.
Lam’s attack on the Renters’ Rights Act comes as part of a broader critique of the Ministry of Housing, Communities and Local Government’s approach, which she describes as overly burdensome for landlords and ineffective in addressing housing shortages.
Details of Lam’s critique and political background
In an article published on the Conservative Home website, Katie Lam outlined her concerns about the government’s housing policies. She claimed the Renters’ Rights Act has led to increased rents and prompted many landlords to sell their properties, thereby shrinking the rental market. Lam also criticised the government for being lenient toward rule-breakers and for misallocating expensive properties as social housing.
Lam replaced Sir James Cleverly as shadow housing secretary and has a background in finance and technology, having worked at Goldman Sachs and as Chief of Staff at an AI company. Since her election as MP for the Weald of Kent in 2024, she has made controversial remarks on immigration and housing policy, reflecting a tough stance on regulation and enforcement.
Her comments reflect a wider Conservative critique that recent rental reforms, including the Renters’ Rights Act, have increased red tape and costs for landlords without adequately solving housing supply issues.
Context of the Renters’ Rights Act and landlord concerns
The Renters’ Rights Act, introduced by the current government, aims to strengthen tenant protections and improve rental standards. However, many landlords and letting agents have expressed concerns about the increased regulatory burden, compliance costs, and difficulties in managing tenancies under the new rules.
Since its enactment, there have been reports of landlords withdrawing from the market, partly due to fears of reduced control over their properties and increased risks of non-compliance penalties. This has raised worries about the availability and affordability of rental housing, especially for smaller portfolio landlords.
Lam’s critique taps into these concerns, arguing that the Act’s unintended effects are worsening the rental housing shortage by discouraging investment and reducing the number of rental properties.
Practical implications for landlords and agents
Landlords managing small portfolios should be aware that political opposition to the Renters’ Rights Act could influence future policy changes or repeals, but current legal obligations remain in force. Compliance with the Act’s requirements on tenancy agreements, deposit protections, and property standards continues to be essential to avoid penalties.
Letting agents may face increased demand for guidance from landlords uncertain about the evolving regulatory environment. They should monitor political developments closely and advise clients on maintaining compliance while managing costs.
Landlords considering exiting the market should weigh the potential long-term impacts on their investment and explore options such as professional property management or portfolio restructuring to adapt to the regulatory climate.
Uncertainties and what to watch going forward
It remains unclear how the government will respond to criticisms like Lam’s or whether any amendments to the Renters’ Rights Act will be proposed. The political debate around housing policy is likely to intensify ahead of the 2027 London Mayoral election and the next general election.
Landlords and agents should watch for any announcements from the Ministry of Housing, Communities and Local Government regarding regulatory reviews or reforms. Changes to enforcement practices, landlord licensing, or tenancy law could follow political pressure.
At the same time, the balance between tenant protections and landlord rights will remain a contentious issue, with potential impacts on rental market dynamics and investment decisions.
Key considerations for landlords now
Landlords should ensure they remain fully compliant with all current tenancy laws and safety regulations despite political debates. Reviewing tenancy agreements, deposit handling, and property maintenance records is advisable to avoid disputes and enforcement action.
Engaging with professional advice and staying informed through reliable industry sources will help landlords anticipate and prepare for possible regulatory changes. This includes monitoring local licensing requirements and any new guidance on the Renters’ Rights Act implementation.
Landlords may also benefit from considering how to maintain rental income stability and tenant relations in a challenging regulatory environment, including clear communication and proactive property management.
Supporting landlords through regulatory change with TLA
The Landlord Association (TLA) offers members access to up-to-date compliance resources and practical guidance on tenancy law and regulatory obligations, which is particularly valuable amid ongoing policy debates. TLA’s new property management and compliance platform, ORBIT, currently in BETA testing, helps landlords and letting agents organise property records, tenancy documents, and compliance actions in one place.
ORBIT’s developing features include tools to record repairs, inspections and communications, as well as access to TLA’s compliance materials, supporting landlords in meeting their legal duties under the Renters’ Rights Act and other regulations. Exploring TLA membership and ORBIT BETA access can assist landlords in staying organised and informed during regulatory uncertainty.
Political scrutiny of rental sector reforms is likely to continue, and landlords should remain vigilant to changes that may affect their portfolios. Staying engaged with industry bodies and monitoring official guidance will be essential for adapting to future developments.
Sources: Landlord Today
TLA - The Landlord Association