We sat down with Tori Robinson, Head of Build to Rent, and Helen Meeten, Head of Asset Management at Centrick, to discuss what they’re seeing across their portfolios since the Act came into force.
When the Renters’ Rights Act came into force, predictions ranged from rising costs to landlords exiting the market altogether. Several months into the new regime, the reality looks more measured.
The legislation has required landlords, investors and operators to adapt, but it has also pushed conversations about resident experience, compliance, communication and long-term asset performance further up the agenda.
We asked Tori and Helen what they’re seeing across their portfolios, what’s surprised them most, and where the opportunities lie.
Since the RRA came into force, what has surprised you most about how the rental sector has responded?
Tori Robinson, Head of Build to Rent:
One of the biggest surprises has been how quickly the market settled after an initial period of adjustment. In the first six weeks, we saw a spike in notices from residents keen to make use of the new flexibility. Once that settled, churn returned to expected levels, and in some locations even slowed.
Most residents seem to feel more secure in their homes, which is helping confidence and stability. There’s been some confusion around notice periods, with residents expecting the terms of their old tenancy agreements to carry over, but overall the sector has adapted more smoothly than a lot of people predicted.
Before the Act came into force, there were concerns about disruption. Has the reality matched those expectations?
Helen Meeten, Head of Asset Management:
Not to the extent many predicted. Before implementation, the concerns were about tenant turnover, disruption and pressure on rent increases.
In practice, the sector has adapted well. The Act has tightened up how rent increases work: landlords must now use the formal Section 13 process, and should hold clear evidence, such as comparable local rents, to support the figure if a tenant challenges it at tribunal. For professionally managed portfolios, this has largely formalised processes we already had in place, backed by our own data and reporting.
There were also concerns the market might dip. In the areas we manage, rental values have continued to rise. The legislation has meant operational adjustments, but the disruption has been more measured than expected.
What has been the impact of the withdrawal of Section 21?
Helen Meeten:
The withdrawal of Section 21 has raised the stakes on getting tenancy decisions right from the outset. Thorough referencing, affordability checks and suitability assessments matter more than ever.
For landlords, that reinforces the value of working with an experienced managing agent that can provide robust due diligence and ongoing support. It’s also prompted more conversations about rent protection and legal cover, which can help safeguard income if issues arise.
Section 8 still applies where the grounds are met, but the focus has shifted firmly to strong pre-tenancy processes, clear records and proactive management.
From your area of the sector, what positive or negative changes have you seen since the legislation was introduced?
Tori Robinson:
Overall, the legislation has pushed transparency, robust process and resident experience further up the priority list, and we see that as a positive. There’s more scrutiny now around rent-setting and property management, which is helping consistency and clearer communication between landlords, operators and residents.
We’ve also seen more residents asking permission to keep pets. We read that as a good sign, it suggests people feel confident putting down roots.
Helen Meeten:
One practical challenge has been the new limit on rent in advance. Landlords can no longer take several months upfront to cover affordability or referencing concerns, which some used to rely on. The market’s adapting through alternatives like professional guarantor schemes, giving landlords reassurance while still supporting residents who don’t meet traditional affordability criteria.
Has the Act accelerated the professionalisation of the rental sector?
Helen Meeten:
The Act has reinforced the importance of professional management and good governance. For operators who’ve worked across Build to Rent and professionally managed portfolios for years, though, most of this was already embedded.
What the legislation has done is set a clearer benchmark for good practice: resident-focused management, transparent communication, robust processes. It’s raised expectations across the market rather than fundamentally changing how professional operators work. In a lot of ways, it’s validated practices responsible landlords and management companies already had in place.
What are the most successful landlords and operators doing differently right now?
Tori Robinson:
The most successful landlords and operators aren’t necessarily doing anything new. Mostly, they’re continuing the good practice that’s shaped their operations for years: accurate records, defined written processes, policies residents can actually understand.
Whether it’s rent reviews, pet requests or applications from residents on benefits, effective operators build clear, consistent frameworks for decision-making. The legislation has made the gap more visible between operators who’ve adapted confidently and those who’ve been slower to respond. Strong governance and resident-focused management will keep being what sets them apart.
Looking ahead, what opportunities could the Renters’ Rights Act create over the next 12 months?
Helen Meeten:
The next 12 months should bring more clarity on how the legislation works in practice. As First-tier Tribunal and court decisions come through, the sector will get real-world insight into how key parts of the Act are being interpreted.
For landlords, investors and operators, that growing body of experience should reduce uncertainty and support more confident decisions. What we’ve seen so far reinforces the value of transparent, evidence-based rent-setting that can be clearly explained and backed up.
So has the Act reshaped the rental sector? Less than the scale of the legislation suggested it might. It has sharpened process, pushed transparency higher up the agenda, and made the gap between well-run and poorly-run portfolios harder to hide. For landlords and operators already running things properly, it has validated rather than upended how they work. For everyone else, the bar has just moved up.
Planning for the next phase
For asset owners and investors, the priority now is turning regulatory change into consistent operational practice. Robust data, transparent processes and proactive resident communication all help protect performance and build confidence across a scheme or portfolio.
Want to talk through what the Renters’ Rights Act means for your scheme or portfolio? Fill out the enquiry form below, and our team will be happy to help.
