Waiting, watching, worrying: How landlords are preparing for the Renters’ Rights Act
With the Renters’ Rights Bill now having received Royal Assent and become the Renters’ Rights Act (RRA), landlords across England are entering a new phase.
Drawing on data collected before Royal Assent, the NRLA’s Landlord Eye survey provides a snapshot of how landlords were preparing for the reforms, and what this may signal about their next steps.The findings reveal individual landlords are not panicking, but in some cases, are making difficult decisions - as they prepare for the biggest overhaul of the private rented sector in almost 40 years.
How landlords perceived the reforms: wary, not resigned
In the months leading up to Royal Assent, the Renters’ Rights Bill remained the most widely discussed issue among landlords - cited by 41% in the Q2 Landlord Eye survey, well ahead of concerns such as compliance burden (28%) and energy efficiency (19%).
Even before the Government published its timeline, landlords were voicing detailed worries about how the Act would work in practice:
- The abolition of Section 21 and fears over slower or more complex possession routes.
- Concerns that courts are already stretched - average time between claim and repossession has now reached 34 weeks - and could face additional pressure once reforms take effect.
- Uncertainty over how new periodic tenancies would align with seasonal student rental cycles.
These concerns were already influencing behaviour well before the Government set a commencement date. Many landlords said they had begun tightening tenant checks, strengthening relationships, or reconsidering their long-term position in the market.
Preparation strategies being deployed
The survey showed an almost equal split between landlords preparing to exit and those waiting to see the final shape of the legislation before deciding. Royal Assent and the commencement announcement have provided some clarity, but the fundamentals driving these reactions remain the same.
Three key shifts stand out:
1. Tighter tenant vetting
One of the clearest behavioural shifts was in how landlords were selecting tenants. With no guarantee of regaining possession via Section 21, many said they were becoming more risk-averse when selecting tenants and could no longer afford to take chances with tenants.
“Without the safety net of Section 21… I’m afraid I will no longer be willing to take the same risks on tenants who don’t tick every box.” - Portfolio landlord, Inner London
In anticipation of a different possession landscape:
- 27% were now enforcing stricter referencing criteria
- 11% had taken out rent guarantee insurance
- 7% were requiring guarantors more frequently
2. Investing in tenant relationships and strengthening communication
Many landlords described doubling down on communication and proactive management - viewing good relationships as the most reliable protection in an environment where regaining possession will become harder and potentially slower.
“We’re focusing on managing things ourselves with NRLA support - stronger relationships, more control.” – Portfolio landlord, Southwest
3. Early exits or reduced investment
A significant 24% of landlords indicated plans to leave the market because of the reforms. A small number also reported issuing Section 21 notices pre-emptively while the route remains available. Under the transition rules, notices served before 1 May 2026 will still be valid, provided court proceedings begin before 31 July 2026.
The bottom line: a sector ready to adapt - but facing a tight timetable
The confirmation of 1 May 2026 provides welcome certainty, but the practical tools landlords and agents need to prepare are still missing. The Government has yet to publish the statutory information leaflet for existing tenants or the new periodic assured tenancy agreement. According to the official timeline, both will only arrive in January 2026 - leaving the sector just four months to absorb and implement the new requirements.
This raises an important question: will landlords have enough time to prepare?
Until those documents are published, landlords remain willing to adapt - but without the guidance and templates they need, meaningful preparation can only go so far. Making sure the sector has adequate notice and clear information is now central to ensuring a smooth and successful transition in 2026.
How the NRLA can help you prepare?
- Our Navigator tool, offering you your personalised "to-do list” tailored to your needs, which can be accessed here.
- We also offer a range of affordable training options. Thousands of you have already taken the training with new dates added to meet demand.
- You can also check out our Renters' Rights Bill hub for guidance on what you can do to prepare now, and join one of our exclusive member webinars scheduled to take place fortnightly throughout the transition period.
