The debate around the Renters’ Rights Act is intensifying, and one thing is already becoming clear: many landlords are not waiting for the legislation to come into force before making decisions.
Speaking recently in the Financial Times, Paul Shamplina, founder of Landlord Action, highlighted what the business is seeing first-hand. There has been what he described as “a massive increase” in Section 21 notices being served ahead of the deadline, with Landlord Action also seeing a 62% year-on-year rise in eviction instructions, equivalent to hundreds of additional notices.
That increase says a great deal about the mood in the market.
For many landlords, the end of Section 21 is not just a legal change. It represents a wider shift in the balance of risk, control and confidence in the private rented sector. While the government has framed the reforms as a long-overdue move to strengthen security and standards for tenants, many landlords are looking at what the changes could mean in practice and deciding to act now.
Some are reviewing whether they still want to remain in the sector. Others are looking more closely at the risks attached to problematic tenancies, longer possession timelines and the likelihood of greater pressure on the court system. For landlords who have already been dealing with rising costs, tax changes, compliance demands and interest rate pressure in recent years, this latest reform may feel like one step too far.
That does not mean every landlord is leaving. In reality, the picture is more nuanced than that. Some have already exited. Some will adapt. Some will become more professional and more selective. But what the current rise in activity does show is that uncertainty often drives action, particularly when landlords feel that an important safeguard is being removed.
One of the biggest concerns is what happens once Section 21 is no longer available. From that point, landlords will need to rely on specific legal grounds to regain possession, such as rent arrears, anti-social behaviour or a genuine intention to sell or move back into the property. On paper, that may sound straightforward. In practice, many landlords are worried about how long cases could take, how consistently the rules will be applied, and whether an already stretched court system will be able to cope.
That concern is not theoretical. It is already influencing behaviour.
Landlord Action’s rise in instructions suggests many landlords want to take action while the current route remains available to them. In some cases, this is about existing tenant issues. In others, it is about reducing uncertainty before a major legal shift. Either way, it reflects a lack of confidence in what comes next.
There is also a wider consequence that cannot be ignored. If landlords believe the risk of letting has increased, many will respond commercially. Some may leave the market. Others may become more cautious about who they let to. Some may increase rents to reflect the higher level of perceived risk. Ironically, that could mean tenants feel some of the impact of reforms that were introduced to protect them.
That is why this moment matters.
Landlords need clear advice, a realistic understanding of their options, and a proper sense of what the changes mean in practice rather than in headlines alone. The next few months are likely to bring more questions, more pressure and, in many cases, more disputes as the sector adjusts.
Paul Shamplina’s comments reflect what many landlords are already feeling: this is not a routine regulatory update. It is a major structural change, and it is shaping decisions now.
For landlords, the right response is not panic, but preparation. Reviewing tenancy arrangements, understanding the likely legal routes available in future, and taking advice early will be far better than waiting until the new regime is in place and problems have become harder to manage.
At Landlord Action, we will continue to monitor the changes closely and provide practical guidance for landlords navigating a rapidly changing legal landscape.
If you are concerned about how the end of Section 21 could affect you, or you need advice on possession, compliance or tenancy disputes, our team is here to help.
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