With the most significant reform of England’s private rented sector in decades taking shape, insurance experts Everywhen are warning that thousands of landlords remain unprepared for a legal shift that could fundamentally alter how they operate.
The Renters’ Rights Act, which is in force from 1st May 2026, is set to redraw the balance between landlords and tenants, scrapping so-called ‘no-fault’ evictions, tightening rent controls and introducing a new era of accountability across the sector. While the reforms have been widely welcomed as a win for tenants, landlords are being urged to act now or risk being caught out by a wave of compliance challenges, disputes and unintended costs.
The abolition of Section 21 evictions sits at the heart of the legislation, removing landlords’ ability to regain possession of their property without a valid reason. Combined with the move to fully periodic tenancies, this change marks a decisive shift away from short-term flexibility towards long-term tenant security, something Everywhen believes could have profound implications for how landlords manage risk.
At the same time, new limits on rent increases, capped at once per year and subject to tribunal challenge, will require landlords to justify pricing decisions more rigorously, particularly in a market where rising costs have already squeezed margins. The ban on rental bidding, alongside stricter rules on tenant treatment and anti-discrimination measures, signals a broader crackdown on practices that have defined the sector for years.
Further changes are already on the horizon. A new Private Rented Sector Ombudsman and a national landlord database, are expected to roll out from later this year, increasing scrutiny and transparency and placing landlord behaviour firmly under the spotlight. Meanwhile, the introduction of a Decent Homes Standard, alongside Awaab’s Law later in 2026, raises the stakes on property conditions, with the threat of penalties and prosecution for those who fall short.
“a major turning point for landlords”
Everywhen warns that, taken together, the reforms represent not just regulatory change, but a cultural reset for the rental market. James Cooper, Trading Director for Everywhen said: “This is a major turning point for landlords. The Renters’ Rights Act signals a clear shift toward longer‑term tenant security and increased accountability across the sector. The removal of Section 21 alone changes how landlords need to think about risk, and when combined with greater oversight of rent increases, property standards, and transparency, it creates a very different operating environment.
“Much of this should be positive for the health of the market in the longer term, but it does mean landlords will need to be more prepared and more deliberate. Reviewing tenancy structures, understanding how rent reviews will be assessed, and making sure properties and insurance arrangements are fit for the new framework will be essential. Those who engage early will be far better placed to adapt as the changes take effect.”
