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5/12/25 4:43 pm
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The countdown has begun. In less than six months, on 1 May 2026, the Renters' Rights Act will come into force and mark the start of a new era for the private rented sector. The legislation is no longer a future proposal or something waiting for political movement. It is fixed, timetabled and coming into effect whether the market is ready or not.
At the recent National Residential Landlords Association conference in Liverpool, attended by around 900 delegates, it was clear that trust between landlords and agents remains fragile. In my view, landlord confidence in agents’ knowledge and competence is not where it needs to be, and this is something I hope to see improve over the next six months.
The Act introduces major changes: the end of Section 21, the move to periodic tenancies, the new Ombudsman for the private rented sector, the extension of the Decent Homes Standard, restrictions on rent bidding, protection against discrimination and clearer routes for tenants to challenge decisions. This is not minor housekeeping but a structural reform of the sector, even if it will be phased in.
Most landlords now have a sense of what the Act contains, but far fewer know whether their agents do. That is becoming a critical issue, because an agent who misinterprets the rules will not just create problems for themselves but for you. Incorrect advice, missed process changes or poor communication can turn a routine matter into a dispute or a complaint.
Now that we know the when, landlords will rightly be looking to their agents for clarity. From 1 May, expectations around accuracy, compliance and communication will increase substantially. Landlords already have access to agent redress, and tenants will soon have direct recourse to the new Ombudsman. In short, every party will have somewhere to take a complaint if something goes wrong.
This is not the moment for agents to sit back. The Act strengthens enforcement and makes clear that agents, as well as landlords, will be held accountable for the guidance they give and the standards they meet. With new rules covering possession, advertising, rent bidding and tenancy management, mistakes will carry consequences.
My advice to landlords is to use these months wisely. Ask your agent how they are preparing. What training are they doing? Which professional bodies do they belong to? How are they updating their processes? A competent agent will be able to answer confidently. If they cannot, treat that as a warning sign.
It is also essential to familiarise yourself with the Act. Understanding the fundamentals will help you judge the advice you receive and spot issues before they escalate as well as ensure your own compliance.
This is also a moment to reassess what you value from your agent. Fee levels matter, but they are not the whole story. A slightly higher management fee can be a worthwhile investment if it means your agent is trained, compliant and able to protect your tenancy. The cheapest option is rarely the one that helps you navigate major reform with confidence.
Above all, communication will be essential. A well-prepared agent should be able to explain the new rules clearly, manage tenant expectations and handle concerns with professionalism. An unprepared agent can turn a small misunderstanding into a formal complaint very quickly.
At the Property Redress Scheme, we see many disputes that could have been avoided with better preparation and clearer communication. The Renters Rights Act will not change that reality, but it will make accountability far more visible. Agents who are not ready will feel the pressure, and landlords who rely on them may feel the consequences.
Ultimately, my advice, if you are using an agent, is to make sure they are ready for the Renters Rights Act. If you manage your property yourself, the expectation is even higher. Without an agent, every aspect of compliance falls on you. You must understand the new framework inside out, because there will be no buffer between you and enforcement, and no one else to correct a mistake before it becomes a problem.
The guidance is out there, the responsibilities are clear, and the date is set. The next six months are an opportunity to build confidence rather than confusion.
It is far better to ask the right questions now than to discover later that you or your agent did not have the answers.
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