RESEARCH: Agents confident but concerned in first months of Renters’ Rights Act

Lettings agents and landlords have revealed their main concerns from the first six months of the Renters’ Rights Act and it is traditional rather than new issues that are front of mind.

The Renters’ Rights Act was introduced in May 2026, banning no-fault evictions, limiting upfront rents and moving to rolling tenancies

Despite initial concerns about the changes, Goodlord’s latest  State of the Lettings Industry report shows pessimism among lettings agents has eased overall: dropping from almost half of all agents – 48% – down to 40% in the past year.

More than half – at 59% – of agents say restrictions on rent in advance have had a negative impact and half of agents – 50% – report declining rental availability.

Old issues continue to dog the private rented sector and new challenges are also emerging.”

But only 28% of agents report a negative impact from ‘pets in lets’, despite almost half at 49% believing it would bring negative effects when asked last year.

Among landlords, 57% say the move away from fixed term tenancies has been negative.

A quarter say they are more likely to reject applicants they would have previously accepted, while a third would rather leave a property vacant while waiting for a lower-risk applicant

More than one in four at 27% are trying to reduce their holdings or have done so over the past year.

Six months on from the RRA becoming effective, the market is dealing with some changes better than hoped. In other areas, however, fears around the RRA are proving true.

Some fears about the Renters’ Rights Act are rising true.

The research found that 57% of agents report an increased risk of unexpected departures and void periods, while 46% are finding tenancy management more unpredictable.

Additionally,43% of lettings agents expect a negative impact from the landlord database.

Rental supply is still an issue. Half of agents report declining rental availability, while 45% report rising tenant enquiries.

A lack of available properties is exacerbated by landlords continuing to exit the market.

Among landlords reducing their portfolios or preparing to leave the sector, 65% say the Renters’ Rights Act is the leading reason.

Better the devil you know

William Reeve (pictured), Chief Executive of Goodlord, says: “This year’s survey, our biggest to date, comes just six months after the Renters’ Rights Act became effective. Overall, the industry is clearly more comfortable with the devil they know: sentiment is up compared to last year and some changes have been less disruptive than feared. The market prefers knowing where it stands.

“However, old issues continue to dog the private rented sector and new challenges are also emerging.

“Landlords leaving, rising demand and squeezed supply, and high rents are putting huge pressure on all stakeholders. And the unintended consequences of the RRA are adding to this burden; unwittingly making it harder for certain tenants to get their foot through the door.”

The Renters’ Rights Act and how you can turn obstacles into opportunities is a major theme at The Negotiator Conference & Expo on 27th November. Our panel of experts will be on hand to help and answer questions. Book tickets now to avoid disappointment!