It’s been just over a month since the Renters’ Rights Act came into force on 1st May 2026. And what a month it’s been.

Some of what’s happened in the market was entirely predictable. Some of it has genuinely surprised me. And there are things on the horizon that I think every landlord — and every aspiring buy-to-let investor — needs to be taking seriously right now.

So let me break it down: what changed, what’s happened since, and where I personally think this is heading.

The 8 Key Changes — A Quick Recap

If you missed the detail when the Act came in, here’s the headline version:

1. Section 21 is abolished.No-fault evictions are gone. If you want possession of your property, you now need a valid legal reason — a Section 8 ground. Rent arrears, property damage, selling the property, or a family member needing to move in are all valid. But you must have a reason, and you must be able to evidence it.

2. Fixed-term tenancies no longer exist.All private tenancies are now periodic — they roll month by month from day one. Tenants can give two months’ notice to leave at any point.

3. Rental bidding wars are banned.You must state a specific rent figure on any listing and cannot accept offers above it. Breach this and you’re looking at a fine of up to £7,000.

4. Rent increases are strictly controlled.Once per year maximum, via the formal Section 13 process, with at least two months’ written notice. Tenants can challenge any increase they feel is above market value at a First-tier Tribunal.

5. One month’s rent in advance — that’s the ceiling.Large upfront payments as a risk management tool are no longer lawful.

6. Tenants have the right to request a pet.You cannot refuse without a valid reason. You are permitted to require pet damage insurance as a condition of approval.

7. ‘No DSS’ policies are unlawful.Declining a tenant because they receive housing benefit, Universal Credit, or because they have children is now illegal and subject to enforcement.

8. The Decent Homes Standard applies to the private rented sector.Your property must meet minimum standards of safety, repair and habitability — something that’s existed in social housing for years and now extends to private landlords.

All eight changes are live and enforceable. Fines run to £7,000 per breach and up to £40,000 for repeat offences.

One Month On — What’s Actually Happening?

Landlords are leaving. In significant numbers.

This is the most significant market development right now, and it’s worth being direct about it.

Research suggests roughly 35% of private landlords have either sold a rental property or are actively in the process of doing so. Some estimates put the total number of landlords exiting the market in this cycle at around 268,000. That is not a small number — that’s a structural shift in the supply of private rented homes in England.

And let me be clear about something: many of these landlords aren’t leaving because they’re bad or because they don’t care about their tenants. A lot of them are leaving because the numbers simply don’t work anymore. Rising mortgage costs, higher stamp duty on additional properties, reduced mortgage interest tax relief, and now a significant new layer of regulatory compliance — for many smaller landlords with one or two properties, the business case has gone.

The irony? Rents are going up, not down.

This is where good intentions start producing unintended consequences.

When you reduce the supply of rental properties and demand stays the same — or grows — rents rise. That’s not a controversial opinion; it’s basic economics. And it’s exactly what we’re seeing.

In many areas, there are reports of twelve or more prospective tenants competing for a single available property. The people the Act was designed to protect are, in some cases, finding it harder — not easier — to secure an affordable home to rent.

I want to be balanced here: I’m not saying the Act is wrong in principle. But those designing and overseeing it need to be honest about these trade-offs.

The court system is already feeling the strain.

All possession claims now have to go through the courts using Section 8 grounds. But the courts were already under significant pressure before the Act came in — with possession hearing wait times in some areas of nine to twelve months or more.

The government’s target is full court digitisation by April or May 2027. But right now, landlords facing genuine, serious problems — persistent rent arrears, anti-social behaviour, significant property damage — are being told they may wait the best part of a year to regain possession through the legal process. That’s a real and pressing risk that needs urgent attention.

A deadline many landlords may have missed.

If you have tenants who were already in occupation before 1st May 2026, you were required to issue them with the official Renters’ Rights Act Information Sheet by 31st May 2026. That deadline has now passed.

If you haven’t done this, issue it now, and keep a clear record that you’ve done so. Don’t ignore it.

Tenant awareness is genuinely increasing.

On a more positive note — tenants are more informed about their rights than they’ve ever been. The government has run a widespread awareness campaign and it’s having an effect. That’s actually good for the market long-term. Informed landlords and informed tenants, with clear expectations on both sides, leads to fewer disputes and better outcomes for everyone.

My Personal View — Where Is This Heading?

My perspective based on 30 years in financial services and 15 years advising clients on mortgages, including buy-to-let. I could be wrong on some of this, but I think it’s important to be honest about what I see coming.

The landlord exodus isn’t over — it’s just beginning.

The landlords selling now are mostly those who were already on the fence. The next, larger wave will be triggered by what’s coming in future phases of the Act.

Here’s the timeline:

   Date

 What’s Coming

    Late 2026

 PRS Database launches — a national landlord register. All landlords will need to register; tenants will be able to verify compliance.

   Apr/May 2027

 Target date for full court digitisation

   2028

 Mandatory sign-up to the PRS Landlord Ombudsman — a formal dispute resolution service with real enforcement powers

   2028

 EPC rating of C required for all new tenancies

   2030

 EPC rating of C required for all existing tenancies

  That last point deserves particular attention. Current estimates suggest landlords face a collective bill of around £26 billion to bring properties up to EPC C standard. For individual landlords with older or less efficient properties, that could mean tens of thousands of pounds per property. I genuinely believe the EPC requirements will trigger a second, larger wave of exits from the sector.

The private rented sector is going to professionalise.

As smaller, individual landlords leave, I think we’ll see the gap increasingly filled by larger institutional players — build-to-rent developers, property management companies, and real estate investment trusts. These organisations are better placed to absorb compliance costs and operate at scale within the new regulatory framework.

Whether that’s ultimately good for renters in terms of affordability, flexibility and community — that’s a genuinely open question. But I believe it’s the direction of travel.

Buy-to-let is not dead. But it needs to be approached differently.

I want to say this clearly, because I know many people are wondering whether buy-to-let still makes sense as an investment strategy.

My honest answer: yes — done properly, in the right location, with the right yield and the right structure, buy-to-let remains a viable long-term investment. Properties in strong demand areas — commuter towns, university cities, regeneration zones — will continue to perform. Rental demand in this country is not going away.

But the days of a casual, passive approach are over. If you’re going to be a landlord going forward, you need to treat it as a business. That means:

·        Thorough tenant referencing

·        Watertight documentation at every stage

·        Staying on top of compliance obligations

·        Building a relationship with a reliable letting agent or property manager

·        Reviewing your buy-to-let mortgage regularly — don’t sit on a rate that’s quietly eating into your returns

My broader concern.

Here’s what genuinely concerns me most.

We have a housing crisis in this country. We don’t have enough homes — to buy or to rent. The Renters’ Rights Act was introduced to improve conditions for the 11 million people who privately rent, and many of those changes are overdue and right.

But if the cumulative effect of this legislation — combined with stamp duty surcharges, the removal of mortgage interest tax relief, and significant EPC upgrade costs — continues to drive landlords out of the market, we risk making the supply problem considerably worse.

Rents rise further. Competition intensifies. The very people the Act set out to protect find themselves in a harder position, not an easier one.

The intention behind this legislation is sound. The real-world consequences, if supply continues to contract, could undermine everything it’s trying to achieve. I hope the government is watching the data closely — and is prepared to respond if they are.

What Should You Do Now?

If you’re an existing landlord: review your compliance position, check your EPC ratings now rather than in 2027, get your documentation in order, and if you haven’t already — issue that Information Sheet to any pre-May tenants immediately.

If you’re a portfolio landlord: now is a good time to review your mortgage rates, your ownership structure (personal vs. limited company), and the long-term performance of each property against the incoming cost base.

If you’re considering your first buy-to-let: don’t be put off by the noise — but do go in with your eyes open and make sure your numbers stack up with the full picture in mind.

I’m always happy to have that conversation. Whether it’s reviewing your existing buy-to-let mortgage, exploring your options as a new investor, or simply working through whether the numbers make sense for your situation — that’s exactly what I do.

Richard ForgioneRF Mortgage Solutions 📞 01233 516067 ✉️ info@rfmortgagesolutions.co.uk🌐 www.rfmortgagesolutions.co.uk

Your home may be repossessed if you do not keep up repayments on your mortgage.

#RentersRightsAct #BuyToLet #LandlordAdvice #PropertyInvestment #UKProperty #MortgageBroker #Section21 #KentProperty #RFMortgageSolutions #PrivateRentedSector