Nearly 69% of landlords have introduced or plan to introduce more rigorous tenant vetting since the Renters' Rights Act - which abolished Section 21 "no-fault" evictions on 1 May 2026 - came into force. A Paragon Bank survey of 500 landlords, conducted ahead of the Act's commencement, shows that selection criteria are tightening fast, with direct consequences for both landlord risk and tenant access to housing.
Why are landlords getting so much stricter?
The answer is straightforward: without Section 21, picking the wrong tenant is a far bigger problem than it used to be. Under the old rules, a landlord could serve a no-fault notice and regain possession without providing a reason. That option is gone. Now, possession requires a valid legal ground under Section 8 of the Housing Act (Section 8 is the provision that allows eviction for specific reasons such as rent arrears or antisocial behaviour), and the process is slower and costlier.
58% of landlords surveyed by Paragon say they will demand more comprehensive referencing, according to the PropertyWire report on the survey. 56% will require proof of full-time employment. And 43% plan to insist on a larger deposit or advance rent payments - where these remain permitted under the Act's new restrictions on rent-in-advance. For landlords managing their own portfolios, getting your business systems right before vetting applicants has never mattered more.
What does this mean for your tenants?
This is where the picture gets more complicated. Stricter landlord selection does not exist in a vacuum - your tenants are on the other side of this equation. For tenants in lower-income brackets, those in part-time work, or those without a spotless rental history, the market just got harder to access. Demand for rental properties in most UK cities remains high, so landlords hold the leverage. But tighter vetting also raises void risk. If your required tenant profile becomes too narrow, you may wait longer to fill the property.
The LHA rates map is worth checking if you let to tenants relying on housing benefit - LHA (Local Housing Allowance) is the government benefit that covers rent for eligible tenants in private rentals - that segment may face extra scrutiny from other landlords, which could actually reduce your void exposure if you are willing to reference them properly.
Sector confidence and the notice period problem
72% of landlords in the Paragon survey feel the Renters' Rights Act was introduced with inadequate notice, according to PropertyWire. That figure reflects genuine operational strain. Many landlords have not had time to update tenancy agreements, revise their referencing processes, or take legal advice. The NRLA (National Residential Landlords Association) and other landlord bodies have been pressing for clearer government guidance, and as of the Act's commencement date, many landlords had not yet had time to fully update their processes.
For investors wanting to understand the wider strategic picture, the property investment strategies guide covers how to adapt a buy-to-let approach to tighter regulation. And if you are new to the legislation, the free resources hub has a dedicated Renters' Rights Act section with plain-English summaries.
Key takeaways
- 69% of landlords plan more rigorous tenant vetting following the Renters' Rights Act coming into force on 1 May 2026, per Paragon Bank's survey of 500 landlords. - 56% will require proof of full-time employment, raising the bar for tenants in flexible or part-time work. - 72% of landlords say the Act was introduced with inadequate notice - many are still adapting. - Stricter landlord selection narrows the tenant pool, which can increase void periods even in high-demand markets.
