Are Landlords Selling Because of the Renters’ Rights Act? 2026 Evidence

Quick answer: The Renters’ Rights Act changed tenancy and possession rules for private renting in England from 1 May 2026. Early figures do not show that it caused a UK-wide landlord sell-off. If you intend to sell and need vacant possession, the notice route and timing now matter more.

Are landlords selling their rental properties because of the Renters’ Rights Act? It is an understandable question for owners and letting agents across Birmingham and the West Midlands. The law changed, but a headline about landlords “fleeing” the market does not tell you what the data actually measure—or what to do with a particular property.

Here is the position as at September 2026, using government guidance, Hamptons’ market analysis and the latest Office for National Statistics (ONS) release.

Are more landlords putting homes up for sale?

Hamptons analysed Connells Group data and found that 9.2% of homes listed for sale in June 2026 had been advertised for rent within the previous five years. The comparable figure in June 2025 was 11.3%. Its measure of former rental homes reaching the sale market had therefore fallen after an earlier rise.

This is useful market evidence, with limits. It identifies homes previously marketed for rent; it is not a complete count of every landlord selling. It is drawn from one agency group, and a change between two Junes cannot establish why any individual owner sold. Tax treatment, mortgage costs, property condition and personal plans all influence that choice.

Hamptons also reported landlords making 10.2% of purchases in June 2026. That percentage concerns purchases, while the 9.2% concerns sale listings. They have different denominators and should not be subtracted to claim a precise net gain in rental homes.

What the data support: an easing in this particular indicator of landlord sale listings. What they cannot prove: that the Act alone caused a change in rental supply or a nationwide exodus.

What changed if a landlord wants to sell?

The first major phase of the Renters’ Rights Act 2025 took effect for private renting in England on 1 May 2026. Existing assured shorthold tenancies generally became assured periodic tenancies, and Section 21 “no fault” notices are no longer the route to recover possession. A landlord seeking to end a tenancy must use an applicable Section 8 ground and the correct process. GOV.UK explains the changes for landlords.

A property may still be sold with tenants living there. If a landlord needs the home back to sell with vacant possession, Ground 1A may apply where they genuinely intend to sell. The government’s Ground 1A guidance sets out the detail:

• The tenant must receive at least four months’ notice before a court application.
• For a new tenancy, the notice cannot expire within its first 12 months. It can be served earlier if its expiry falls after that protected period.
• If the tenant does not leave after valid notice, the landlord must apply to the court for a possession order. A notice by itself does not require someone to leave immediately.

The ground has conditions and exceptions, including for some older assured tenancies. If a sale depends on vacant possession, get advice on the particular tenancy before setting a completion timetable.

Did the Act push rents up or house prices down?

The ONS September 2026 bulletin reported average private rent in England rising 4.0% in the year to August 2026. Average UK house prices rose 1.4% in the year to July 2026. These are different markets, geographies and reporting periods. Neither statistic isolates the Act’s effect.

Rents, buyer demand and house prices also respond to borrowing costs, incomes, available homes and local conditions. It would be misleading to say that the Act has already caused a general fall in prices, or to attach an unverified number of landlord exits to it.

Another common mix-up concerns property standards. The proposed extension of Awaab’s Law and a modernised Decent Homes Standard to private renting is in a later phase of the government implementation roadmap, with timing subject to consultation. Landlords still have existing duties to keep homes safe and in repair. There is no sound basis for presenting a blanket £1,000–£5,000 upgrade bill as a cost already imposed on every rental by the May changes.

What should West Midlands landlords do now?

Start with the property and tenancy in front of you, rather than a national prediction:

1. Decide whether you plan to keep renting, sell with a tenant, or seek vacant possession. The timing and advice you need differ.
2. Check the tenancy history and seek legal advice if possession is part of the plan. Confirm the applicable ground, notice and protected period before promising a vacant property to a buyer.
3. Document the property’s current condition. A dated inventory or inspection can record room condition, photographs, visible maintenance issues and meter readings. A checkout can also note the keys and fobs returned. These are practical property records; an inventory does not itself establish a legal ground for possession.
4. Follow up repairs and keep the record together. Photographs are more useful when paired with dates, clear descriptions, instructions and action taken. See our guide to check-in, check-out and mid-term inspections.

Skyline Technical Services supports landlords and agents across Birmingham, Sutton Coldfield, Walsall, Wolverhampton, Cannock and the wider Midlands with clear property inventories and inspections. If you need a current condition record before deciding your next step, contact us or book an appointment.

FAQ

Does the Renters’ Rights Act stop landlords selling?

No. A landlord can sell a rental property. If they need vacant possession from an assured tenant, they must use the applicable legal process; Ground 1A may be available where they genuinely intend to sell.

Can I give Ground 1A notice during the first year?

It may be served during the first 12 months of a new tenancy, but the notice cannot expire before that protected period ends. The minimum notice before a court application is four months. Check the tenancy’s exact circumstances.

Do I legally need a new inventory because of the Act?

The Act does not impose a new blanket inventory requirement. A dated condition report is useful for managing a tenancy, identifying work and documenting the state of a property at checkout.

This article describes the position in England as at September 2026. It provides property management information, not advice on a particular tenancy or possession claim.