If you’ve been following the headlines recently, you’d be forgiven for thinking the private rented sector is on the brink of chaos. Especially so if you have been reading those headlines today, which at the time of writing is Friday, May 1, 2026 - or 'D Day For Landlords' as some of the more hyperbolic of the narrative would have us believe.
And that is because it is the day that Phase One of the implementation of the Renters' Rights Act 2026 comes into force.
Exaggerated as the narrative is, there is some reason to raise an eyebrow today. A recent piece in Property Industry Eye, a property industry news-media outlet, which drew on research from Goodlord, suggests that while 89% of agents say they feel prepared for the incoming Renters’ Rights Act, the reality may be a little different.
Confidence amongst letting agents, it seems, drops when it comes to the detail – particularly around evictions, where only 61% say they feel ready.
Add to that the fact that 82% of landlords say they’re concerned, and talk of thousands of properties potentially leaving the market – up to 200,000 in fact, according to said article…
Well, it’s easy to see why people are feeling unsettled.
But the important message we want to bring to our Cherry Picked Residential clients here in Oxford, is that from where we’re sitting, today is not coming a shock to the system.
The Renters’ Rights Act 2026: Preparation is Key
Here at Cherry Picked Residential, we’ve spent the past several months getting ready for these changes – even before the Act was eventually passed, as the overall shape of it was becoming very clear.
We haven’t had to scramble; we haven’t had to put out any major fires. In the main, it has been tweaking existing processes and systems and tightening other things up in the background.
The reality is a lot of what is coming into force under the Renters’ Rights Act isn’t truly radical. That doesn’t make it wholly straightforward either, but in many areas, it seems to be simply formalising what good agents and responsible landlords were already doing.
Essentially, at its core it promotes:
- Clear communication
- Fair treatment of tenants
- Proper documentation and processes
- Staying on top of compliance
That’s not mind-blowing or revolutionary. If you can swallow your aggravation and irritation – and legislative change like this can cause us all to feel that way, especially when it comes in like a sledgehammer to crack a nut – it is really just about running things properly.
The irritation we feel, really, is that it is legislation designed to catch out some rogue operators, who realistically make up only a minority of landlords and agents in the sector.
But ultimately, when you take a breath and look at what it all means in practice, bar a few areas it is not such an overhaul as it has been made out to be.
The Eviction Question – and the Bigger Picture
It is true enough that the changes around possession – the abolition of Section 21 – will require some adjustment. There’s no point pretending otherwise.
But if your approach has always been to manage tenancies well, keep communication open, and deal with issues early, you’re far less likely to end up in difficult situations in the first place.
The landlords, or perhaps more to the point the letting agents, who will struggle under new rules are likely to be those who were already cutting corners.
For everyone else, this is more evolution than revolution.
Is There a Landlord Exodus in Oxford?
According to the article in question, research suggests that many landlords are thinking about reducing their portfolios or leaving the sector altogether. And some will.
But this has been happening for years, with or without new legislation. And in any case, it’s only part of the story.
For those landlords who see property as a long-term investment – an asset that grows in value whilst delivering recurring monthly revenue – realistically the fundamentals of the process, the system, and what makes it work as a vehicle for investment, haven’t changed.
In Greater Manchester, where we operate as letting agents, average rents are now sitting around £1,952 per month, according to figures from The Office for National Statistics. Based on average values at £474,000, again, according to those ONS figures, that suggests an average gross yield of around 4.94%.
These may be slightly rough numbers, but it shows that - handled properly – letting out property here in Oxford still represents a strong, reliable return.
But the key phrase there is handled properly, and this is where good management matters more than ever
The Renters’ Rights Act doesn’t make property investment unworkable. What it does do, however, is raise the bar.
Frankly, that is not a bad thing. There is real opportunity for good, professionally minded landlords working alongside professional, diligent letting agents and property managers to do very well in this sector over the next few years – just by doing things properly.
It pushes out poor practice and rewards professionalism. It also creates a more stable environment for both landlords and tenants.
Which brings us to another interesting point from the research last week: only 18% of tenants say they feel confident in understanding what their new rights are under this new legislation.
In many ways, this tells you everything you need to know. It isn’t just about compliance – it’s about guidance.
The Job of a Professional Letting Agent and Property Management Company in Oxford
Our role hasn’t changed. But it may be just that little bit more important now.
At Cherry Picked Residential, our job has always been to take the pressure off landlords and make sure tenants are treated fairly.
That doesn’t change with new legislation. But it may have become more urgent for landlords to seek the help of professionals, because what this new legislation does bring is greater scrutiny, easier and more straightforward access to recourse for tenants, and more severe penalties more readily handed out by local authorities if they get it wrong – with minor breaches inviting penalties of up to £7,000, and more serious breaches attracting fines of £40,000.
The rules themselves are becoming a little more complex, but having the right systems and the right people behind you makes all the difference.
Final thought
There’s a lot of noise around the Renters’ Rights Act right now. You think you’ve heard a lot of noise already? That’s nothing compared to what the next six months will bring!
But when we strip it right back, it comes down to some quite simple things:
Look after your property.
Treat your tenants properly and fairly.
Document everything like your life depends on it.
And importantly, work with people who know what they’re doing.
A lot of this is really just admin. Do those bits properly, and this “big shake-up” starts to look a lot more manageable.
Phase One of the implementation is here. There’s no more pretending it’s not coming... so now it is time to get on with it.
