The private rented sector is entering its most significant period of change in decades, with landlords being warned that the days of informal management and reactive compliance are rapidly coming to an end.
That was the clear message from a recent Devonshires conference examining the practical implications of the Renters’ Rights Act, which came into force on 1 May 2026 and represents the most extensive overhaul of landlord and tenant legislation in a generation.
Bringing together legal experts, landlords, housing providers and property professionals, the event focused not only on what the legislation says, but what it means in practice for those responsible for managing rental portfolios.
While much of the public debate surrounding the Renters’ Rights Act has centred on the abolition of Section 21 notices, the conference highlighted that the reforms go much further. New requirements surrounding tenancy management, rent reviews, record keeping, complaints handling, landlord registration and regulatory oversight are set to fundamentally reshape the way residential portfolios are operated.
Mark Foxcroft, Partner and Head of Housing Management and Property Litigation at Devonshires, said: "The Renters' Rights Act marks a pivotal turning point which will fundamentally re-define private renting," he told delegates. "Professionalisation is set to become what separates a good landlord from a great landlord, and the winners will be those who treat compliance not as an administrative hassle, but as part of the crucial infrastructure of their operations."
That theme of professionalisation ran throughout the day.
Speakers repeatedly stressed that landlords who rely on outdated processes or minimal documentation may find themselves increasingly exposed as the new framework beds in. By contrast, those with robust systems, clear communication procedures and comprehensive records are likely to be best placed to navigate the changes successfully.
One of the biggest operational shifts will be the removal of Section 21. While concerns remain about possession timescales and pressure on the courts, legal experts suggested landlords should focus less on what has been lost and more on preparing for the possession grounds that remain available.
Rebecca Brady, Partner at Devonshires, said: “The removal of Section 21 will undeniably mean the loss of certain flexibilities for landlords and will likely lead to court delays. However, there are key steps landlords should be taking to help them navigate the transition successfully. Landlords must take time to consider now on which grounds they may one day seek to end a tenancy and ensure they are satisfying all requirements to communicate these. It’s crucial landlords get their affairs in order and build the best foundation for any future business changes.”
The conference also highlighted significant changes to rent review procedures. Rory Matheson, Senior Associate at Devonshires, warned that contractual rent review clauses will effectively cease to have any legal effect under the new regime, meaning landlords will need to become familiar with the statutory Section 13 process and the revised tribunal system.
Perhaps the clearest indication of the Government's long-term direction of travel, however, lies in the creation of the Private Rented Sector Database and mandatory Landlord Ombudsman scheme.
Although full details are still emerging, both initiatives point towards a sector that increasingly resembles the regulatory environment long familiar to social housing providers. Speakers advised landlords to begin strengthening complaints procedures, governance structures and record keeping now rather than waiting for secondary legislation to arrive.
Ronnie Pumfrey, Solicitor at Devonshires, said: “While the detail of the PRS Database is still to come, its framework is fixed, and registration is compulsory for all “residential landlords” and properties. From a practical standpoint, the key priority is demonstrating readiness for systems, records, and evidence, making clear that compliance is no longer a reactive action, but a pre-condition for landlords.”
Local authority enforcement was another major talking point. With additional funding promised and new powers available to councils and tenants, attendees heard that the financial and reputational consequences of non-compliance are likely to become far more significant in the years ahead.
For many landlords, the Renters' Rights Act will undoubtedly mean increased administration, greater scrutiny and higher compliance costs. Yet the broader message emerging from the conference was that the reforms are accelerating a trend already underway.
The private rented sector is becoming more professional, more regulated and more operationally demanding. For landlords who embrace that reality, the changes may present opportunities as well as challenges. For those who do not, the gap between professional operators and the rest of the market is likely to widen considerably.
