By Expert panellists from the National Landlord Investment Show unpack the Renters’ Rights Act, covering its practical implications, market trends, and how landlords must adapt.
With the Renters’ Rights Act now gone through Royal Assent and now becoming an Act (officially the Renters’ Rights Act 2025, which received Royal Assent on 27th October 2025), landlords and property investors across the country are probably wondering what the new reality of the rental market will be in 2026 and beyond.
We now have news of the new roadmap to implementation, with partial implementation kicking in from 1st May 2026, including the abolition of Section 21 “no-fault” evictions and other key measures. This period of change requires a proactive, informed approach from property professionals.
At the final National Landlord Investment Show of the year, expert panellist from various sectors shared their opinion on how to navigate the biggest shake-up to the Buy-to-Let industry.
The panel, aptly named ‘The New Rental Reality’, featured industry experts Kim Lidbury (LRG), Christian Balshen (Rightmove), Susie Crolla (Guild of Letting & Management), Sophie Durkin (Portico), and Gemma Adams (The Property Ombudsman).
One thing all of the panellists could agree on is that the introduction of the Renters Reform Act will shift the landscape of the Buy-to-Let market for both landlords and tenants. In this recap, we highlight some of the key pieces of advice and practical steps to take into consideration.
A New Approach to Pricing Strategy
The impending Renters’ Rights Act (RRA) will create a new rental market reality where landlords should consider their pricing strategy.
A key change under the RRA is the introduction of a rental bidding ban. This measure, designed to stop bidding wars and level the playing field, will make it illegal for landlords to accept an offer that exceeds the mandatory “proposed rent” stated clearly on the listing.
In this shifting environment, Rightmove’s Christian Balshen offered a warning and a clear course of action: landlords must conduct thorough research to ensure their proposed rent is in line with current market rates.
During the panel discussion, Balshen stressed the dual risk of incorrect pricing: Overcharge and the property “will risk being sat on the market”; undercharge and you “could miss out on income.”
To help landlords navigate this change, Christian advised landlords to check the major property portals for current asking prices (and joked, “not just Rightmove!”). He also urged landlords to speak to their letting agent or local estate agents to gain a deeper understanding and “a feel for the local market.”
A key takeaway from the panel discussion was that the need for robust pricing research extends beyond finding the initial tenant. Tenants can legally challenge rent increases in the First-tier Tribunal (FTT). If the FTT finds that the increase places the rent above the established ‘market rent’ for similar local properties, it has the power to reduce the rent.
Conducting and keeping track of comparable rents on the local market and keeping a paper trail of your pricing research could prove invaluable should there be a disagreement or challenge at an FTT.
Rental Guarantee and Preparation
The panel unanimously agreed that preparing for the worst-case scenario is simply a no-brainer for landlords in this evolving market. And as Kim Lidbury of LRG advised, landlords must “prioritise rental protection” to safeguard their income against potential non-payment.
With the RRA removing Section 21 evictions, any proceedings will rely on the already-strained court system using Section 8. This process is set to become slower: the mandatory ground for rent arrears (Ground 8) now requires a tenant to be in at least three months of arrears (up from two) for it to apply.
In reality, this means a significant period of non-payment is possible before an eviction order is secured. To provide a safety net during these potentially extended periods, all panellists agreed that now is the time to seek out Rental Guarantee Protection and legal insurance from a trusted partner.
Landlords should speak to professional advisors to get information and establish this essential protection based on their specific portfolio.
Don’t Panic!
The overwhelming changes in the rental market can feel daunting, but the panel’s unanimous message to landlords is simple: “Don’t panic” and crucially, “don’t go in alone.”
As Sophie Durkin of Portico advised, to successfully navigate the legislative and market shifts and avoid unnecessary “pitfalls,” landlords must actively lean on experts and get professional advice.
It is not necessary for landlords to know every single regulation or become overwhelmed by an expanding to-do list; instead, the focus should be on appointing trusted professionals. This means seeking expert counsel from local letting management services, solicitors specialising in property law, and specialised providers for essential services like insurance and rental guarantee protection.
Learning from Case Studies
To get ahead of future tenant complaints and ensure compliance, landlords should seek to build a positive relationship with tenants. Gemma Adams from The Property Ombudsman explained that there are plenty of ways for landlords to build up a good professional relationship with their tenants, including providing a clear point of contact for communication and a process for fixing issues.
With the looming introduction of the Private Rented Sector (PRS) Ombudsman, complaints will be handled differently. As advised by Gemma, a practical step landlords can take is to understand common disputes and how they are resolved before the PRS Ombudsman takes effect.
By visiting The Property Ombudsman’s website and reviewing its comprehensive library of real-life case studies, landlords can learn from others’ experiences and gain insight into navigating complex, real-world scenarios across different sectors. By taking the time to conduct research, landlords can anticipate potential issues, adjust their practices, and ultimately prevent complaints from escalating to the level of a binding resolution body.
Get Ready for Change
There is no hiding from the new reality of the Buy-to-Let market, and with significant fines on the cards, non-compliance is not an option.
Instead, Susie Crolla of the Guild of Letting & Management suggests that landlords adopt a “be ready” mindset, which starts with a commitment to seeking reliable and reputable information.
Susie used a recent example of a mainstream publication (who shall not be named) going to print with incorrect information about the RRA. This kind of mistake is exactly why landlords should “check your sources” and not rely solely on unverified information or Artificial Intelligence.
Landlords should take the time to read through content published on trusted sources such as official Government websites and reputable industry portals, like the free Community Hub offered by the National Landlord Investment Show.
While the rental landscape is shifting, the panel’s outlook was positive. The consensus is clear: dedicated landlords are showing up and rising to the occasion to ensure the future of quality housing in the private sector.
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