What the Renters’ Rights Act Means for Landlords
The Government’s implementation plan for the Renters’ Rights Act, published in November, made one thing very clear to me: this is not a single moment of reform, but the beginning of a long and challenging transition for the private rented sector (PRS), writes Zah Azeem, Partner at Wimbledon based Chartered Surveyors Scrivener Tibbatts.
The headline changes take effect on 1 May 2026, yet the full impact will play out gradually over several years as landlords, agents and tenants adjust to a more regulated and procedural landscape. For those of us advising landlords every day, the theme for the next decade is not certainty but adaptation.
Section 21 disappears in May 2026. Possession routes remain, but each will demand far more documentation and a clear evidential basis. The new statutory grounds – serious arrears, sale, landlord or close-family occupation, persistent anti-social behaviour – are tightly drawn, and success will depend heavily on a court and bailiff system that is already struggling with demand.
Larger, professional landlords with established systems will cope with this shift. Smaller landlords, especially those treating a single property as a hands-off investment, may find their margin for administrative error shrinking fast.
Every tenancy will convert to a rolling periodic arrangement in May 2026. Annual rent increases must be justified as ‘market rate’, and tenants will have the right to challenge those increases at the First-tier Tribunal.
In theory this provides fairness and transparency. In practice it risks overloading a tribunal service already handling thousands of leasehold and service charge disputes each year. A surge in rent appeals looks likely, and history suggests that pressures of this kind push systems towards standardisation – clearer benchmarks, published guidance and more predictable outcomes.
Predictability is welcome, but it will also limit landlords’ flexibility. Legislative change rarely reshapes the PRS overnight, but the direction of travel here is obvious. Compliance requirements are growing, possession routes are tightening and the business of being a landlord is becoming more complex. These trends all favour professional operators and portfolio landlords over the traditional one-property owner.
Whether that leads to reduced supply or simply a more structured market will depend on wider economic forces. Either way, the sector is shifting.
Practical Steps Landlords Should Take Now
Based on the conversations we are having with clients across Wimbledon and South West London, I recommend that landlords now:
Review all tenancy agreements to make sure they convert cleanly to periodic arrangements.
Update compliance processes – gas safety, EPCs, deposit protection, licensing and documentation.
Understand the evidence requirements for each new possession ground.
Start communicating proactively with tenants to avoid misunderstandings.
Keep a close eye on the implementation timetable for 2026–27. A missed deadline will be costly.
From my experience in the leasehold sector, one lesson stands out: misunderstanding legislation almost always ends in unnecessary expense. The Renters’ Rights Act is detailed, and landlords will need to make deliberate, well-informed decisions rather than relying on old habits.
These reforms will not break the private rented sector, but they will alter its risk profile permanently. The central question is no longer simply ‘What is the rent?’ but ‘What is my exposure if something goes wrong, and can my model absorb that risk?’
For many landlords this will be the biggest adjustment of all.
At Scrivener Tibbatts we will continue to monitor developments closely. If you would like help preparing for the new regime, reviewing your tenancies or ensuring you remain compliant, please get in touch – we work with many of London’s leading experts.
If you would like to discuss something related to a property valuation, whether it be in Wimbledon, or Prime Central London, please contact me direct via email at zah@scrivenertibbatts.co.uk or call 020 8947 7040.
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