Renters' Rights Act: fewer landlords fear harm, down to 69%

Fewer landlords now expect the Renters' Rights Act to hurt their lettings business, but most still do. 69% of landlords expect a negative impact on their own lettings activity, down from 76% before implementation. That is the finding of Paragon Bank's Landlord Trends research, set out in IFA Magazine (22 September 2026). And more than six in 10 landlords report challenges implementing the Act.

What has changed in landlord sentiment?

The Renters' Rights Act changed how private landlords in England let property from 1 May 2026, according to GOV.UK's overview for landlords. Existing ASTs (assured shorthold tenancies) became assured periodic tenancies, which run on a rolling basis. Section 21 "no fault" evictions (ending a tenancy without giving a reason) are gone, so landlords need a legal ground for possession, served in a section 8 notice, instead (GOV.UK).

Paragon's figures compare two points in time. Before implementation, the lender surveyed over 500 landlord customers. More recently, its Landlord Trends research, conducted by Pegasus Insight on its behalf, gave an indication of how those expectations compare with experience (IFA Magazine, 22 September 2026). IFA Magazine does not say which survey produced the 76% figure, or give a sample size for the later wave. So the fall of seven percentage points is best read as a direction of travel, which PropertyWire (24 September 2026) calls a modest shift.

The most common difficulties are increased administration and uncertainty around the new notice requirements, while concerns about eviction processes continue (IFA Magazine). Ahead of commencement, more than four in 10 landlords saw being stuck with problematic tenants as the biggest consequence of removing Section 21. If you are still working through the new paperwork, our free property resources for landlords are a practical starting point.

Is buy-to-let lending holding up?

Mortgage Advice Bureau (MAB) wrote 6,790 BTL (buy-to-let, property bought to rent out) mortgages worth more than £1 billion between May and August 2026 (IFA Magazine, 22 September 2026). Volumes were slightly lower than during the same period in 2025, according to Mortgage Soup (22 September 2026). MAB said the figures suggested landlords were continuing to refinance and invest rather than withdrawing.

Paragon has not changed its BTL underwriting (how a lender assesses a loan) because of the Act (IFA Magazine). It says it is not seeing evidence of widespread changes elsewhere in the market. Brokers had asked whether rolling tenancies could raise tenant turnover and void risk (empty periods with no rent). Paragon's view is that strong demand for good quality rental homes helps landlords re-let when vacancies arise.

Larger landlords can also absorb void periods across wider portfolios with several sources of rental income, Paragon says. You may wish to test how a longer void would affect your numbers in our free stress test calculator.

What does this mean for landlords and tenants?

Rachel Geddes, Strategic Lender Relationship Director at MAB, says the conversation has moved on. "Four months on, the conversations we're having with landlords have shifted," she said (IFA Magazine, 22 September 2026). The bigger questions, she added, are "is the current structure still right, does financing need to work harder". If your financing is under review, our guides to negotiation and BTL finance cover broker and lender options.

Your tenants see a different picture. Tenants can now end an assured periodic tenancy by giving 2 months' notice, according to GOV.UK's overview for tenants. Landlords can raise rent only once a year, and not in the first 12 months of a new tenancy. They must use Form 4A (the section 13 rent increase form) with at least 2 months' notice. Tenants can challenge a proposed increase above market rent (GOV.UK).

Our guide to property investment strategies covers how lettings fits into a wider portfolio plan.

Key takeaways

• 69% of landlords expect the Renters' Rights Act to have a negative impact on their own lettings activity, down from 76% before implementation (Paragon Bank, via IFA Magazine, 22 September 2026).

• More than six in 10 landlords report challenges implementing the Act, most often increased administration and uncertainty around new notice requirements (Paragon Bank).

• Mortgage Advice Bureau wrote 6,790 buy-to-let mortgages worth more than £1 billion between May and August 2026, with volumes slightly below the same period in 2025.

• Paragon Bank has not changed its buy-to-let underwriting because of the Act, according to IFA Magazine.

• In England, tenants can end an assured periodic tenancy with 2 months' notice, and rent can rise only once a year (GOV.UK).