Since the Renters’ Rights Act came into effect on 1 May 2026, we have been watching closely to see how the changes are affecting the property market. Rather than simply looking at what changed legally, we think the more useful question is what has happened to rents, property demand and pricing since the new rules came in.
What has changed since 1 May?
The main changes are relatively straightforward. Assured shorthold tenancies have been replaced by assured periodic tenancies, Section 21 ‘no fault’ possession notices have gone, and there are new rules around rent increases, pets and rent in advance. Landlords now need to work within the new possession and rent review processes.
What are we seeing in the rental market?
From what we are seeing, demand for rental property remains strong, although it is becoming more price sensitive. Tenants are still looking for good-quality homes, but affordability is having a bigger influence on the decisions they make.
Rents are not moving in exactly the same direction everywhere. In some areas, limited supply and continued demand are allowing rents to increase, while in more expensive markets, affordability is putting pressure on how far rents can rise. We are finding that realistic pricing is increasingly important. Properties priced correctly can attract good levels of interest, while properties that are priced above what the local market supports can take longer to let.
The changes have also encouraged landlords to look more carefully at their options. Some are continuing to let because demand remains attractive, while others are reviewing whether selling would make more sense for them. This could have an impact on rental supply if more landlords decide to leave the market.
What about the sales market?
The sales market is being influenced by a slightly different set of pressures. Buyers remain active, but affordability and mortgage costs continue to affect how quickly people are prepared to move forward.
We are also seeing that pricing matters. Sellers who understand current market conditions and price their properties realistically are generally in a stronger position than those relying on older valuations or expecting the same prices seen during previous periods of stronger demand.
For us, this is why looking at the local market is so important. There is no single picture across every area, and rental demand, sales demand and achievable prices can vary considerably from one location to another.
How can we help?
At Vine Estates, we specialise in residential and commercial sales, lettings and property management. We have extensive experience working with landlords, tenants, buyers and sellers, and we believe clear, honest and accurate advice is particularly valuable when the market and legislation are changing.
If you are considering letting or selling a property, reviewing your current rent, or simply want to understand what is happening in your local market, we are happy to help. Our residential and commercial lettings service gives landlords and tenants access to experienced property professionals who can provide practical advice based on current market conditions.
