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The questions landlords are asking most right now about the Renters Rights Act

Over the past few weeks, we’ve had a lot of conversations with landlords about the upcoming changes to the private rental sector. While the detail is still evolving in places, the same questions keep coming up again and again…

Below, we’ve rounded up some of the most common queries we’re being asked, along with what we know so far and what landlords should be thinking about as we head into 2026!

Do all landlords need to be licensed?

There’s a lot of confusion around licensing, and the short answer is no, not all landlords need a licence.

Licensing requirements are set by individual local councils and are most commonly linked to HMOs. If you’re renting out a single family home, a licence may not be required in your area, but this isn’t universal. Requirements can vary significantly, even between neighbouring councils, so it’s always worth checking directly rather than assuming.

Can landlords increase the rent more than once a year?

Historically, this has depended on the terms of the tenancy agreement. Some agreements included rent review clauses that allowed for increases more frequently.

Under current rules, and more clearly under the Renters’ Rights Act, rent increases will generally be limited to once in any 12 month period and must follow the correct statutory process. Rent review clauses won’t override this.

In reality, most landlords already review rent annually, but the key change is that the process will be more structured and challenges are expected to be more common.

How easy is it for tenants to challenge a rent increase?

This is an area landlords should be particularly aware of.

Tenants have a legal right to apply to the First Tier Tribunal, and there is no cost to them for doing so. As things stand, there is very little deterrent, even if the rent is in line with the local market. While this doesn’t mean a challenge will always succeed, it can delay the process and create uncertainty.

This doesn’t remove landlords’ ability to increase rent, but it does mean timing, evidence and expectations all matter more than ever.

How easily can landlords remove a troublesome tenant?

This is a question we’re asked a lot, and the reality is that removing a tenant isn’t straightforward. A tenant can only be removed using specific legal grounds set out in legislation. General dissatisfaction, difficult behaviour or a breakdown in the relationship isn’t enough on its own.

In some situations, once notice is served, the tenant may choose to leave within the notice period anyway... In others, the process can take longer and may involve the courts. With expected pressure on the court system increasing, landlords should be prepared for the possibility of delays.

The key point is that landlords need clear, valid grounds before serving notice and realistic expectations around how long the process may take.

Do landlords need to be on a landlord register if they use an agent?

Based on what we know so far, yes. The proposed landlord register is expected to apply to individual landlords, even where a property is fully managed by an agent.

What isn’t yet confirmed is who will be responsible for registering. It may be possible for agents to do this on behalf of landlords, but if not, landlords will need to register themselves. This is something we’re watching closely as further details are released!

If my property is fully managed, does my letting agent handle compliance?

A good managing agent should be up to date with legislation, paperwork and deadlines. However, it’s important to remember that the legal agreement is between the landlord and the tenant, not the agent.

Ultimately, compliance sits with the landlord. If you have any doubts, it’s worth asking questions and making sure you’re confident everything is being handled correctly.

Final thoughts

There’s no doubt that the changes ahead bring added complexity for landlords. While tenant protections are an important part of the system, landlords will need to plan more carefully, allow for potential delays and stay informed.

If you’re unsure how any of these changes apply to your property, or you’d like to talk through your situation in more detail, getting advice early can make a significant difference.