Three Months of the Renters’ Rights Act: What Were Actually Seeing on the Ground

12th August 2026

By Ben Buchholz, Lettings Manager of Kwester,

It has now been three months since the Renters’ Rights Act came into effect in England.

When the legislation was first announced, there was a lot of discussion about what it might mean for landlords, tenants and the wider rental market. There were predictions that landlords would sell up, rents would rise sharply and letting properties would become considerably more difficult.

Three months in, the reality is a little more nuanced.

As a local lettings and property management agency working across Southend-on-Sea, Westcliff-on-Sea and Leigh-on-Sea, we have now had enough time to see how some of these changes are actually playing out in day-to-day lettings.

And, perhaps unsurprisingly, the biggest difference isn't necessarily what happens when a tenancy starts. It is what happens once things don't go completely to plan.

Landlords are becoming more conscious of how they manage their properties

One of the clearest changes we've noticed is that landlords are thinking more carefully about the way their properties are managed.

The days of simply finding a tenant, signing a 12-month agreement and waiting until the end of the tenancy are increasingly behind us.

With the new rules, landlords need to be much more aware of the condition of the property, how rent is collected, how issues are dealt with and, importantly, what steps need to be followed if a tenancy becomes problematic.

That doesn't mean landlords should be worried about letting property.

It does mean that having a good system in place is becoming increasingly important.

For landlords who manage one or two properties themselves, keeping on top of everything can be manageable while the tenancy is running smoothly. The difficulty tends to come when there is an arrears issue, a maintenance problem, a disagreement with a tenant or a need to regain possession of the property.

That is where professional management can make a significant difference.

The biggest change isn't necessarily attracting tenants

There was a lot of concern before May about whether the new legislation would make landlords reluctant to let their properties.

Three months on, we're not seeing the rental market disappear.

Good properties in Southend-on-Sea, Westcliff-on-Sea and Leigh-on-Sea are still attracting tenants, particularly when they are realistically priced, well presented and properly marketed.

The fundamentals haven't changed that much.

A landlord with a clean, well-maintained property at a sensible rent will generally still have demand.

What has changed is the importance of getting the tenancy right from the beginning.

Good referencing, accurate paperwork, a detailed inventory, appropriate compliance checks and clear communication are no longer things that should be treated as administrative extras. They form part of protecting the landlord's position throughout the tenancy.

Tenants are more aware of their rights

Another noticeable change is that tenants are increasingly aware that the rules have changed.

That isn't necessarily a bad thing.

A good tenancy should work for both sides. Tenants want to know that they are going to be treated fairly and that their landlord will deal with genuine issues properly. Landlords, meanwhile, need tenants who pay their rent, look after the property and communicate when something goes wrong.

The legislation doesn't change that basic relationship.

What it does mean is that landlords and agents need to be particularly careful about how they communicate and what action they take when problems arise.

We've found that being clear and straightforward with tenants is often the best approach. If everyone understands what is expected of them, problems are much easier to resolve before they become serious.

Possession is now a process, not a fallback

One area that landlords are understandably paying much more attention to is possession.

The removal of Section 21 means that landlords cannot simply rely on the end of a fixed term to regain possession of a property.

That makes the quality of the tenancy management particularly important.

If rent isn't being paid, for example, it is important to identify the problem early, keep accurate records and understand what options are available rather than allowing arrears to build up unnecessarily.

The same applies where a landlord needs to recover a property for another legitimate reason.

The important point is that landlords shouldn't wait until they have a serious problem before finding out what the rules are.

Good property management is, in many respects, about preventing small problems from becoming big ones.

We're also seeing landlords reassess their own position

The other interesting development is that some landlords are taking a fresh look at whether they actually want to manage their properties themselves.

This isn't necessarily because they have decided to sell.

For many, it is simply a question of whether the time and responsibility involved is still worthwhile.

There is a big difference between owning a rental property and managing a rental property.

Finding a tenant is only one part of it.

There is referencing, compliance, inspections, rent collection, maintenance, tenant communication, renewals and now an increasingly detailed set of rules around how a tenancy can be managed and brought to an end.

For someone with a busy job and a small portfolio, that can become a lot to deal with.

What does this mean for landlords in Southend?

For landlords in Southend-on-Sea, Westcliff-on-Sea and Leigh-on-Sea, our view after the first three months is fairly simple:

The rental market is still there. But good management matters more than ever.

There is still strong demand for good rental properties across the area, but landlords need to approach lettings as an ongoing business rather than simply a transaction.

That means:

• Pricing the property correctly

• Presenting and marketing it properly

• Selecting the right tenant

• Keeping the property compliant

• Maintaining good records

• Dealing with maintenance promptly

• Communicating clearly with tenants

• Understanding the rules around rent increases and possession

• Taking action early when problems arise

None of these things are particularly revolutionary.

The difference is that there is now less room for getting them wrong.

Three months in: has the Renters' Rights Act changed everything?

Not really.

But it has changed the way good landlords need to operate.

The landlords who are likely to find the new system most frustrating are those who treat their rental property as something they can largely leave alone once a tenant has moved in.

The landlords who have good systems, realistic expectations and proper documentation are likely to find it much easier.

And ultimately, that is where a good letting and property management agent can add value.

At Kwester, we work with landlords across Southend-on-Sea, Westcliff-on-Sea and Leigh-on-Sea, providing both tenant-find and fully managed lettings services.

Our role isn't simply to put a property on Rightmove and find someone to move in. We aim to make the entire process easier for landlords, from marketing and referencing through to the ongoing management of the tenancy.

Three months into the Renters' Rights Act, if there is one thing we would say to landlords, it is this:

Don't panic. Just make sure you're properly organised.

The rental market hasn't disappeared. But the importance of getting the details right has certainly increased.