The Renters’ Rights Act came into force in May. What have we learnt?

The Renters’ Rights Act brought in a radical shake-up of the rental market. The dust has yet to settle, but there is data out there which means that analysts can begin to see what might happen in the future for this sector, and see how the changes have landed.

We’ve looked at data from Hamptons, The Times, and from the government’s own property tribunal decision page, and here’s three things we found out:

Landlords in flight?

It was predicted by many that landlords would leave the sector, and indeed some have. But rental properties put up for sale are being acquired by other landlords. Smaller landlords appear to be getting out of the sector, or reducing their portfolio; larger landlords are getting larger.

According to Hamptons, “landlord purchases accounted for 13.3% of all home sales between January and April 2026, the highest share since 2016”. This trend seems particularly strong in the north, where rental yields are stronger.

The Renters Rights’ Act brought in more nuanced decision-making, and better record-keeping. If landlords have the systems set up or an agent to act for them, then the new regulations might not be quite so off-putting to them.

Tenants going to property tribunals on the increase

Residential property tribunals made 166 decisions on market rent in July. In the same month last year the number was just 44. Tenants seem to feel empowered to exercise their rights newly enhanced by the Renters’ Rights Act.

Tenants no longer fear landlords retaliating against them and serving them with “no-fault” evictions. Nor is there a risk of backdated rent. The Act has reduced the disadvantages of going to tribunal by tenants, and subsequently tribunal numbers have increased.

But in the cases we’ve looked at, in our part of the UK, the courts have sided with landlords

We looked at cases questioning market rent that went to the residential property tribunal in July 2026, in the Aire Valley, Skipton and the Dales. There were three cases. All the tribunal’s decisions went in the landlord’s favour.

Three cases is too few to make any real commentary on, but if tenants continue to lose at tribunal, then the numbers going to tribunal could start to steady or decline.

The Renters’ Rights Act is very new, and how people: tenants and landlords react to the new regulations is only now becoming apparent. And with a new prime minister and an ever-changing economic landscape, even these market adjustments may be temporary. No doubt we will be returning to this subject in due course.

In the meantime, if you need further information about the Renters’ Rights Act, please contact

Elleanor Saunders, telephone: 01535 613665 or email: elleanor.saunders@awbclaw.co.uk or

Christopher Cooper, telephone: 01535 613680 or email: christopher.cooper@awbclaw.co.uk