The Renters’ Rights Act: A Few Months On, What We’ve Learnt So Far

When the Renters’ Rights Act 2025 first came into force on 1st May 2026, it felt like everyone had questions to ask us.

So many of our landlords wanted to know if they could still regain possession of their property and how that would work with no Section 21. A number of our tenants were trying to understand their new rights, many were asking if they could now have a pet! As letting agents, we were spending as much time explaining the changes as we were managing our properties.

Now that we’ve been living with the new legislation for a few months, things have started to settle down. That doesn’t mean it’s all plain sailing – far from it – but we’re beginning to see where landlords are getting caught out, particularly the number of ‘new to us’ landlords we’ve spoken to who failed to provide the ‘Written Statement’ in time, or who had a Section 21 served beforehand, and did not know what happens now.  It definitely made us realise that there are a lot of landlords out there who really did not understand [or even know] about the changes!

The first few weeks were… interesting!

If we’re honest, the first few weeks after the Act came into force were some of the busiest we’ve known.

The phone barely stopped ringing and our emails were relentless.

Every landlord seemed to have read something different online, and not all of it was accurate. We were also trying to keep up with government guidance that occasionally seemed to change just as we’d got our heads around it – for instance the fact that the Government changed the Renter’s Rights guidelines about 20 minutes into day one, and retired the ‘How to Rent Guide’ on 31st May with barely any info provided at all – it was a lot to get our heads around.

Nobody minds adapting to new legislation, but it’s certainly easier when the rulebook stays the same!

Rent increases have caused the most confusion

If there’s one area that’s generated more questions than any other, it’s notice periods.

We’ve already helped landlords where an older tenancy agreement referred to one notice period, whilst the current legislation required another [tenants now need to give two months’s notice on a periodic tenancy, previously one month in most cases].

It’s simply a reminder that many tenancy agreements were written before the Renters’ Rights Act came into force, and relying on old wording can sometimes cause unnecessary delays or disputes.  For ease of understanding, at midnight on 31st may 2026, any Assured Shorthold Tenancy agreement reverted to an Assured Periodic Tenancy, and the new rules applied.

Our advice is always the same – check first, serve the correct notice and make sure you’re following the current legislation, not the agreement that was signed several years ago.

Good paperwork has never been more important

One thing the new Renters’ Rights Act legislation has reinforced is the importance of keeping very good records.

Whether it’s tenancy agreements, inspection reports, safety certificates or records of conversations with tenants, having everything documented in writing, and organised makes life much easier if questions arise later.  We have spoken with so many landlords who did everything face to face or on the phone, including one landlord who still went to the tenant on a Friday to collect the rent.  Those old habits have gone now, moving forward it is imperative that landlords follow procedure and work to the letter of the law.

The landlords who tend to have the fewest problems are usually the ones who keep on top of the paperwork throughout the tenancy rather than trying to find documents when they’re suddenly needed.  We know that when a landlord uses a regulated letting agency, one with a great Customer Relationship Management [CRM], everything is recorded and reminders are there for everything!

It might not be the most exciting part of being a landlord, but it could easily become one of the most valuable, especially with the new £7,000 fixed penalty fines now in force for not following correct procedure.

Don’t believe everything you read online

Te news, social media and local radio has been full of opinions about the Renters’ Rights Act.

Some posts suggest landlords have lost all control over their properties. Others claim tenants can no longer be asked to leave under any circumstances.

Neither is true.

Yes, the rules have changed, but landlords can still regain possession where the correct legal grounds exist. The important thing is understanding which route to follow and making sure the correct procedure is followed from day one – or in fact, from the day the tenant booked their property viewing.

If you’re ever unsure, it’s always worth asking us, rather than relying on a comment you happened to read on Facebook.  We have been monitoring online activity on Landlord groups, and can categorically say that about 70% of what is said is rubbish.  Please check your facts with a regulated agency, not with Facebook or ChatGPT.

We’re all still learning

One thing we’ve learnt over the last few months is that no two situations are exactly the same.

Every tenancy is different, every landlord has different circumstances and every property brings its own challenges. That’s why there isn’t always a simple answer that fits everyone.

As letting agents, we’re dealing with these situations every single day and we have hundreds of properties to manage, not just one or two. We’re seeing where landlords are getting caught out, which processes are working well and where a quick conversation can save weeks of stress and frustration.

Our final thoughts

If you’re a landlord, please don’t let the Renters’ Rights Act headlines put you off.  Actually, if you check the real statistics, such as Homelet Rental Index or Rightmove Rental Stats, you’ll see that the rental market is really starting to improve.

The Renters’ Rights Act has certainly changed the way we work, but it hasn’t made being a landlord impossible. Most landlords are simply trying to do the right thing, and that’s exactly what we’re here to help with. So, if you’re unsure about serving a rent increase, updating your tenancy agreement or understanding how the new rules apply to your property, just get in touch.

A quick phone call now is often much easier than trying to put things right later.

After all, we’ve probably dealt with the same question already this week.