Landlords across the UK are preparing for significant changes as the first phase of the Renters’ Rights Act (RRA) comes into force today.
The latest Landlord Trends data from Pegasus Insight for the first quarter of 2026 shows that 80% of landlords are concerned about the new legislation.
Pegasus found that 70% believe the RRA will have a negative impact on their rental business, while 77% expect it to hurt the market overall.
These concerns are already translating into behavioral change. Four in five landlords say the law will make them more selective about who they rent to, while 75% of those planning rent increases say they will do so to offset the expected impact of the reforms.
Much of this fear centers on a perceived loss of control, especially around removal of no-fault evictionsthe possibility of delays in regaining possession and greater restrictions on how rents are managed over time.
However, a separate Tenant Trends survey conducted by Pegasus in the first quarter of 2026 shows that in practice the sector may already be much more stable than many landlords expect.
The average renter has lived in the same home for more than five years and two-thirds of renters plan to continue living in their current home for an average of 4.3 years.
The number of cases of forced relocation also remains relatively low, with only 3% of tenants reporting that they have received an eviction notice in the past twelve months and only 0.6% contesting an eviction notice.
Taken together, the findings point to a clear divide. As landlords prepare for higher churn and more uncertainty, most tenants are already behaving like long-term residents and value stability and continuity in their housing.
This discrepancy between landlords’ expectations and tenants’ behavior has important implications for the future shape of the market, Pegasus said.
If landlord concerns lead to more cautious leasing strategies and upward pressure on rents, there is a risk that behavioral responses to the legislation could have a greater short-term impact on the sector than the reforms themselves.
At the same time, Pegasus said the fundamentals of the private rental sector continue to be supported by stable tenancies and consistent demand, with long-term occupancy continuing to support reliable rental income.
Pegasus Insight director Mark Long said: “Landlords are responding to a perceived shift in control, which is already impacting decisions around rental prices and tenant selection prior to implementation.
“But the tenant data tells an important story: most tenants are settled, they stay for long periods, and relatively few leases end in dispute or eviction.
“For lenders and investors, that stability is critical as it supports revenue predictability and reduces risk across the industry.
“The key question now is whether confidence will return once the new framework is in place, or whether caution will continue to shape landlord behavior in the longer term.”
Shawbrook, director of real estate proposition Daryl Norkett, said: “The debate around the RRA is too often framed as landlords versus tenants. In reality, most relationships between landlords and tenants already work well. Today marks a shift in the way rental properties are managed and simply strengthens what is already a more professional, sustainable private rental sector.
“While significant changes such as the abolition of Section 21 have dominated attention, the implications for landlords are more nuanced. For landlords, the priority is now clear: get documentation in order, seek advice where necessary and stay close to further changes before October.”