The Future of Private Renting is being shaped by one of the most significant reforms to the sector in decades. At our Future of the Private Rented Sector Conference, Nye Jones, Head of Campaigns at Generation Rent, examined the early impact of the Renters’ Rights Act, what it means for renters and landlords, and where further reform may be needed.
The session, now available to watch On Demand through the Future of the Private Rented Sector Conference, offered a clear message: the Renters’ Rights Act is a landmark step, but it is not the end of the journey.
The Future of Private Renting After the Renters’ Rights Act
Generation Rent was founded in 2014 to campaign for stronger rights and protections for private renters across the UK. Nye Jones described the Renters’ Rights Act as a vital step towards rebalancing power between renters and landlords, particularly through the end of Section 21 evictions.
For renters, this change is more than technical legislation. It affects whether people feel secure enough to challenge unfair treatment, ask for repairs, or dispute rent increases without fearing a retaliatory no-fault eviction. Nye shared the experience of a renter in Watford who had faced the emotional strain of being uprooted from her home with only two months’ notice. Her story underlined why security in the private rented sector matters not just for individuals, but for families, schools, workplaces and communities.
Early Signs of Change in the Private Rented Sector
Because the Act had only recently been implemented at the time of the session, Nye was careful to note that some wider data, such as eviction and homelessness statistics, had not yet caught up. However, he highlighted several early indicators that suggest the law is already having an impact.
Renters May Feel More Confident Using Their Rights
One of the clearest changes is psychological. With Section 21 abolished, renters may feel on firmer ground when asking landlords to carry out repairs or when challenging a rent increase. That shift in confidence is central to whether new rights become meaningful in everyday life.
Landlords Have Not Left the Market En Masse
Nye challenged the narrative that landlords would “run for the hills” following new regulation. He pointed to available data suggesting the number of private rented homes had continued to rise, rather than collapse, and referred to reporting that competition in the rental market had reached its lowest point since the pandemic.
Rent Increases Are Being Watched Closely
The Renters’ Rights Act limits rent increases to once a year through a Section 13 notice. Nye discussed early research suggesting fewer rental properties had seen rent increases compared with the previous year. While he emphasised that this is an initial finding, it may indicate that the new framework is beginning to influence landlord behaviour, especially where tenants are more aware of their ability to challenge increases through the First-Tier Tribunal.
Did you know that around 430,000 socially rented homes failed the Decent Homes Standard between 2024 and 2025? Compliance is crucial; otherwise, landlords risk compromising tenant safety and wellbeing, as well as their reputation and legal accountability. We’re hosting the Delivering Excellence in Housing Customer Service Conference 2026 this September, bringing together industry leaders and experts to ensure adherence with government regulations.
Compliance and Enforcement Remain Major Challenges
A recurring theme in the session was that legislation only works if it is understood and enforced. Nye highlighted the example of the renters’ rights information sheet, which landlords were required to send to tenants. Generation Rent’s survey of supporters found that while a majority of respondents had received it, a significant minority had not.
This raised a broader concern: local authorities need sufficient resources to enforce the new law. Nye noted that council finances have been under pressure, and that proactive enforcement in the private rented sector has often suffered as a result. Without properly funded enforcement, renters may struggle to feel the real-world benefits of reform.
What Is Still Missing from Renting Reform?
While Nye welcomed the Act, he identified one major gap: affordability. In his view, the legislation improves security but does not go far enough to address the cost of renting.
He argued that high rents create serious knock-on effects. They can push renters into poverty after housing costs, make it harder for families to move out of temporary accommodation, reduce the ability to save for home ownership, and increase pressure on welfare spending. Nye also warned about the risk of “economic evictions”, where unaffordable rent increases could be used as a way to force tenants out without using formal eviction routes.
Why the First-Tier Tribunal Matters
The Act gives renters more scope to challenge rent increases through the First-Tier Tribunal. Importantly, Nye explained that renters no longer face the same risk of a retaliatory Section 21 eviction if they challenge an increase. In addition, if the tribunal finds the landlord’s proposed increase is fair, the renter does not have to back pay the new rent for the months the decision took.
However, awareness remains a barrier. Nye noted Generation Rent polling indicating that many renters had never heard of the First-Tier Tribunal. This is especially concerning for renters in more vulnerable situations, who may be least likely to know how to challenge an increase and most likely to feel pressured into accepting one they cannot afford.
The Next Policy Debates: Rent Controls, Awaab’s Law and the Database
Nye also looked ahead to the next phase of policy debate. He pointed to growing interest in rent controls, including proposals from several think tanks. Generation Rent’s preferred approach is to limit rent increases to the lower of CPI inflation or wage growth, helping renters remain secure while gradually reducing the relative cost of renting over time.
Other priorities included accelerating the implementation of Awaab’s Law in the private rented sector, ensuring strict timelines for landlords to respond to hazards, and making the new private rented sector database useful for tenants and local authorities. Nye argued that the database should include practical information such as actual rents, enforcement notices and energy efficiency data.
The Future of Private Renting Depends on Rights Renters Can Use
The Future of Private Renting will depend on more than passing legislation. As Nye Jones made clear, the Renters’ Rights Act is a major achievement, particularly in ending Section 21 evictions and strengthening tenants’ confidence. But affordability, enforcement, awareness and housing quality remain crucial tests.
For policymakers, local authorities, housing professionals and anyone working in the private rented sector, the message is practical: reforms must be backed by funding, clear information and systems that renters can actually use. To explore the full discussion, you can watch the session On Demand as part of the Future of the Private Rented Sector Conference.
Don’t forget to check out our upcoming Delivering Excellence in Housing Customer Service Conference 2026 – ensure that your organisation understands the next steps in its compliance journey.