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Lisa Simon, Carter Jonas comments on the Renters Reform Act
With the Renters Reform Act now in effect (1st May), Lisa Simon at Carter Jonas has given her comments on the impact it will have on the rental sector for both landlords and tenants.
“As the Renters' Rights Act comes into force, it marks a major shift across England’s private rental sector. In the build-up to May 2026, we’ve witnessed cautious landlord behaviour as the market readjusts, bringing with it an early test of confidence in the new regime. With most shorthold tenancies moving to rolling periodic arrangements with no fixed end date, we expect landlord decision-making to remain cautious in the short-term as they make calculated choices on risk, pricing and planning and test the practical and administrative requirements before committing to long-term decisions. While reforms are intended to offer greater protection and security for tenants, it's clear that success of the new system will depend on clarity, practical guidance and workable outcomes for landlords and tenants alike. That will all build confidence as the new system beds in.
Lisa Simon, Partner, Head of Residential
at Carter Jonas
“The student lettings market will certainly be one to watch in the months ahead. The new rolling nature of tenancies may increase the risk of summer voids or extensive churn until term time resumes in some student lets. This could, in some cases, leave student landlords without revenue for several months, and could lead to upward pressure on rents as landlords factor in the void period. While the Renters’ Rights Act intends to bring flexibility, examples like this one highlight the importance of certainty and predictability to the market, particularly around income and occupancy, Fundamentally, the new regime will be judged and tested on how effectively it can deliver that.
At it stands, we’ve entered a period of readjustment, and it will take time for the new system to feel ‘business‑as‑usual’. My recommendation to landlords is to set time aside to fully understand what’s changing, ensure your paperwork and processes are in good order, and draw on local agents who know their markets and the operational detail well.”
