The private rented sector in England is changing — and not in a subtle way. Over the past few months, I’ve noticed that most conversations with landlords and investors tend to come back to the same point: what does this actually mean in practice?
On paper, the changes are relatively straightforward. But once you start thinking about how property is managed day to day, it becomes clear that this is more than just a legal update.
One of the main changes is the removal of Section 21. Landlords will no longer be able to end a tenancy without giving a reason. Instead, they will need to rely on specific legal grounds — for example, if they intend to sell the property or move into it.
I don’t see much resistance to the principle itself. What I do see is concern about flexibility. There has always been a sense that, if needed, possession could be regained. That sense of control is now more limited and more structured.
For tenants, the position is quite different — there is clearly more stability.
The move away from fixed-term tenancies is also changing how people think about letting property. Tenancies will become periodic. That doesn’t mean tenants can simply walk away — they are still required to give notice, typically at least two months. But the structure is different.
Landlords, on the other hand, can only bring a tenancy to an end if a valid ground applies. That removes a level of predictability that many landlords have been used to.
When I speak to clients, this is often where the real concern sits. Not the wording of the law itself, but how it affects timing — selling, refinancing, or making longer-term decisions about a property.
Rent increases are also becoming more controlled. In most cases, they will be limited to once per year and must reflect market levels. Tenants will also have the right to challenge increases.
In practice, this means rent reviews need to be considered more carefully — and supported by evidence.
Even the smaller changes, like pets, are starting to shift the dynamic. Tenants will be able to request permission, and landlords will need to consider those requests reasonably. On its own, that may not seem significant. But taken together with everything else, it reflects the direction of travel.
And that’s really the point. This isn’t just a list of changes — it’s a shift in how rental property is approached.
Tenants are gaining more security, which is clearly the intention. Landlords are moving into a more regulated environment, where decisions need to be more deliberate and more carefully thought through.
What I’m being asked is rarely about the legislation itself. It tends to be practical.
What happens if I need to sell?
How quickly can I regain possession?
What if the situation becomes difficult?
Those questions don’t have simple answers. They depend on how the rules play out in real situations — and that’s where the detail starts to matter.
The Act doesn’t make property investment unworkable. But it does mean it needs to be approached differently.
For anyone buying, letting, or reviewing their position, understanding that early tends to make a real difference. It allows decisions to be made with a clearer view of both the legal framework and how things are likely to work in practice.
Further details on the Renters’ Rights Act are available on the UK Government website:
https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
In practice, these changes usually become relevant not when reading about the law, but when making decisions — whether that is purchasing a rental property, structuring a transaction, or thinking about the flexibility of a portfolio going forward.
That is where most of my conversations with clients tend to sit: not on the legislation itself, but on how it affects real decisions and real outcomes.
