The Reality of Renters’ Rights: How the Act is Working

The Reality of Renters’ Rights: How the Act is Working 

What impact is the Renters’ Rights Act having on tenant and landlord behaviour? A new report weighs up the reality against the expectation.

It’s been more than six months since the Renters’ Rights Act (RRA), a once-in-a-generation reform of the lettings sector, was introduced.

So has the new legislation turned out to be constructive or counterproductive?

It’s still early days, but the 2026 State of the Lettings Industry Report* has provided us with some insight into how RRA is working so far.

Here are some key findings.

Pet requests

Many landlords and agents had feared that allowing all tenants the legal right to request a pet would create widespread disruption.

However, post-RRA, 28% report a negative impact, 20% a positive impact and 52% no impact at all.

On this front, things appear to have turned out better than expected.

Challenges to rent increases

Under RRA, tenants can appeal a rent increase if they think it is not in line with market value.

(Many agents and landlords had feared this change would lead to frequent appeals.)

However, the report says: “So far, frequent appeals against rent increases look to be a minority experience for agents.”

The report found 55% of tenants accepted a rent increase without challenge, while 21% challenged or appealed. Of these cases, 7% were reduced or withdrawn and 14% were upheld.

Ban on rent in advance

Prior to RRA, landlords sometimes relied on rent in advance when tenant applicants could not meet standard referencing criteria. For example, if a tenant had no credit history or a poor credit history and could not provide a guarantor.

However, under RRA, landlords cannot demand or accept more than one month’s rent in advance.

As a result, agents and landlords are now more cautious when selecting tenants, and 44% of agents and 22% of landlords have beefed up their referencing and screening processes.

Abolition of Section 21

The abolition of Section 21 ‘no-fault’ evictions has intensified interest in rent protection insurance.

Post-RRA, 62% of agents have recommended rent protection insurance, while 22% of landlords report purchasing it.

Many agents (46%) and landlords (41%) also report being more focused on keeping good tenants.

Fostering good tenant/landlord relations isn't a new concept (successful landlords have long understood the importance of trust and communication).

But under RRA, these elements are more critical than ever.

If you’d like help with tenant selection and staying on top of compliance, call us today.

*The report, by Goodlord, surveyed 3,031 agents, landlords and tenants.