Victoria Skelton, Head of Litigation, reflects on the first five months since the Renters’ Rights Act came into force.
It is now five months since the Renters’ Rights Act came into force on 1 May 2026, bringing significant changes to the way landlords and letting agents approach possession. Looking back, it is fair to say that the period leading up to implementation was exceptionally busy, and not just for landlords and agents — it was an extremely demanding time for Merritts Solicitors LLP!
As the implementation date approached, we saw a huge increase in landlords seeking advice and wanting to act under the Section 21 regime before it came to an end. There was a real sense of urgency, with landlords and agents keen to understand their options and (where appropriate) ensure notices were served within the necessary timeframe.
For our litigation team, this meant a significant rise in enquiries, notices and possession work. We were working closely with landlords and local letting agents to help them navigate the changing rules, ensuring that all cases were progressed appropriately.
The July Deadline Brought Another Surge
The work certainly did not stop when the legislation came into force on 1 May.
For landlords who had served qualifying Section 21 notices before implementation, there was then the important transitional deadline for issuing possession proceedings. In applicable cases, proceedings needed to be issued by 31 July 2026 if landlords were to continue with the Section 21 route under the transitional arrangements. This resulted in another particularly busy period for our team.
We not only ensured that all cases were ready to proceed, but that landlords and agents felt confident in their understanding of relevant requirements and deadlines. At Merritts Solicitors LLP, we are committed to providing an accessible and approachable service for all our clients.
By the end of July, much of that immediate pressure had eased.
A Steadier Period – But The Work Continues
Since then, things have understandably become steadier.
Many of the landlords who had already decided that they wanted to regain possession had acted before the new legislation came into force. As a result, the initial rush of Section 21 work has now largely passed. However, we are now seeing a gradual increase in Section 8 notices and possession cases, with landlords and agents continuing to seek advice.
This is perhaps the next stage of the transition. Landlords are now dealing with circumstances in which they may need to rely on one or more of the new or existing statutory grounds for possession (rather than the previously available Section 21 route).
It should be emphasised that Section 8 is not simply a replacement for Section 21 – the reason possession is being sought, the relevant ground, the evidence available and the procedural requirements all need to be considered carefully.
Continuing To Support Landlords And Agents
Throughout this period, we have continued to work closely with landlords and local letting agents, providing advice and assistance with individual cases as well as helping businessesunderstand the wider changes.
We have also been running workshops for landlords and agents, which have been particularly valuable in helping people understand how the new possession regime works in practice. For us, these workshops are about more than simply explaining the legislation. They provide an opportunity to discuss the practical issues that landlords and agents are likely to encounter, the importance of evidence and record keeping, and when it is sensible to seek advice. As always, Merritts Solicitors LLP are here to help.
Five Months On
Five months on, the picture is very different from the frantic period leading up to 1 May and the subsequent July deadline. We are now seeing the market settle into a new pattern, with more landlords and agents seeking advice around Section 8 notices and the circumstances in which possession may be available.
Another significant change coming as part of the second phase of the Renters’ Rights Act is the introduction of the government’s Register Your Rental Property service. Landlords of assured and regulated tenancies will be required to register themselves and each of their rental properties through the new service. Registration will carry an annual fee of £65 per property.
For landlords in the North East of England, registration will open on 15 June 2027, with landlords required to complete their registration by 14 September 2027. With these changes on the horizon, it is important for landlords to understand their new obligations and ensure they are prepared ahead of the registration deadline.
If you have any questions about this scheme, please get in touch with the team here at Merritts Solicitors LLP and we will be happy to assist you.
Final Reflections
From our perspective, the last five months have been a period of significant change, substantial demand, and a great deal of practical work with our clients. We have been pleased to support so many landlords and local agents through such a major change to the possession landscape, ensuring their full compliance with the Renters’ Rights Act 2025.
We now focus on helping landlords and agents become comfortable with the new regime and ensuring that, when problems arise, they understand their options and take the right steps at the right time.
Victoria Skelton is Head of Litigation at Merritts Solicitors LLP.