Spring has traditionally been the busiest season in the lettings market. Longer days, university moves, job relocations and family planning all contribute to a surge in rental activity between March and June. But in 2026, the spring market is not just being shaped by demand — it is being transformed by legislation.
The introduction of the Renters' Rights Act marks the biggest change to the private rented sector in England for decades. From 1 May 2026, landlords, letting agents and tenants are operating under an entirely new framework that changes how tenancies begin, operate and end.
Demand across the rental market remains high this spring, particularly in commuter towns, city centres and family housing locations. Limited stock continues to push rents upward in many areas, while affordability pressures are causing tenants to stay in properties longer and compete harder for quality homes.
At the same time, some landlords have reassessed their portfolios ahead of the legislative changes. Reports of a late surge in Section 21 notices before the new rules took effect highlighted concerns among some investors about reduced flexibility in managing tenancies.
However, many industry professionals believe the reforms will ultimately create a more stable and professional rental sector, encouraging longer-term tenancies and clearer standards for both landlords and tenants.
The headline reform is the abolition of Section 21 evictions.
Landlords can no longer ask tenants to leave without a legal reason. Instead, possession must now be sought using revised Section 8 grounds, such as rent arrears, antisocial behaviour, selling the property or moving a family member into the home.
For tenants, this provides significantly greater security and reduces the fear of unexpected eviction. For landlords, it means stronger emphasis on documentation, compliance and correct tenancy management processes.
This change is likely to encourage a more relationship-led rental market, where communication and proactive management become increasingly important.
Another major shift is the move away from Assured Shorthold Tenancies (ASTs).
Under the new system, tenancies become periodic by default, meaning they roll from month to month with no fixed end date. Tenants can leave by providing two months' notice, while landlords must rely on approved legal grounds if they wish to regain possession. This gives renters greater flexibility, particularly younger professionals and families whose circumstances may change quickly. Landlords, meanwhile, may need to rethink long-term planning and void management strategies.
The Act also introduces tighter controls around rent increases.
Landlords can now only increase rent once per year through a formal process, and tenants have the right to challenge excessive increases at tribunal if they believe the rise is above market value.
In addition, rental bidding wars have effectively been banned. Letting agents and landlords cannot encourage or accept offers above the advertised rent.
For tenants, this brings greater transparency and fairness. For agents, pricing strategy becomes even more important, as asking rents must accurately reflect market conditions from the outset.
Looking Ahead
The spring lettings market remains active and competitive, but the Renters' Rights Act has fundamentally reshaped the landscape.
For tenants, the reforms deliver greater security, flexibility and protection. For landlords and agents, they introduce new responsibilities while also encouraging a more stable and professional private rented sector.
As the market adjusts over the coming months, success is likely to favour those who stay informed, adapt quickly and focus on long-term relationships rather than short-term transactions.
The rental market is entering a new era — and Spring 2026 marks the beginning of that transition.