Since the Renters’ Rights Act received Royal Assent six months ago, nearly a third of tenants in England have faced rent increases, according to recent data from SpareRoom. This development comes as the Act prepares to be fully implemented on 1 May 2026, bringing significant changes to the rental market, including the abolition of Section 21 evictions and the end of fixed-term tenancies.

Rent Increases Affecting Tenants Across England

SpareRoom’s data reveals that 30% of tenants who remained in the same rental property since the Act’s passage have experienced rent rises. In London, the figure is slightly lower but still significant, with 28% of tenants reporting increased rents. Among those affected, 39% attribute the rises to higher costs faced by landlords, while 11% link them to increased mortgage rates.

Matt Hutchinson, director of SpareRoom, highlighted the tension between the intended fairness of the reforms and the reality for tenants: “Given the rental market is supposed to be made fairer by these reforms, it isn’t fair tenants have been at the receiving end of all the upheaval since the 1 May hard deadline was announced.”

Landlords’ Response and Market Implications

Hutchinson suggests that the reforms may prompt some landlords who view rental properties as passive income sources to exit the market. “Being a landlord requires work and good landlords know that,” he said. However, he also warned of the potential loss of responsible landlords who might find compliance too burdensome.

Under the new legislation, landlords will be limited to raising rents only once a year through a Section 13 notice, aiming to provide tenants with greater rent stability.

Evictions and Market Stability

The report also notes that 11% of tenants in England have received eviction notices or been evicted since the Act’s Royal Assent. The primary reason for eviction, accounting for 43%, is landlords selling their properties. Despite concerns, eviction rates have remained relatively stable so far.

Hutchinson cautions that a delayed reaction is possible after the full implementation of the Act. “Not all landlords will be as prepared as they should be, and they may be a flight risk,” he said. He also observed that while flatshare supply has grown over the past three years, the rate of growth slowed significantly in the year leading up to January 2026, indicating potential supply challenges ahead.

What this means for landlords

The Renters’ Rights Act introduces substantial changes that landlords must navigate carefully. The abolition of Section 21 ‘no fault’ evictions and fixed-term tenancies means landlords will need to adapt to new tenancy structures and notice procedures. The restriction on rent increases to once per year via Section 13 notices requires landlords to plan financial adjustments more strategically.

Landlords who are proactive and compliant may find opportunities to build stronger, longer-term relationships with tenants, benefiting from greater security and predictability. Conversely, those unprepared for the regulatory changes risk losing tenants or exiting the market altogether, which could impact rental supply and market dynamics.

Overall, while the reforms enhance tenant security and address power imbalances, landlords face a period of adjustment that demands increased engagement and compliance.

Source: Based on reporting from Property118

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