With the Renters’ Rights Act (RRA) coming into effect on 1 May 2026, including a ban on Section 21 evictions, many landlords are expected to act to regain possession of their properties before the new rules take effect, according to fresh analysis from Inventory Base.
For letting agents, the period ahead of implementation could be particularly busy. A rise in possession activity is likely to lead to higher case volumes, increased demand for inspections, stricter compliance requirements, and a greater need for reliable property evidence.
It might have been expected that landlords would rush to regain possession ahead of the new rules, driving a sharp rise in claims during 2025. However, the data tells a different story.
The total number of possession claims issued in 2025 was 91,093, a 7.8% decrease from the 98,766 claims recorded in 2024.
Quarterly figures also show a decline. The average number of claims per quarter fell in 2025 compared with the previous two years, dropping from 23,553 in 2023 to 24,692 in 2024, and then to 22,773 in 2025.
However, the Renters’ Rights Bill, as it was known at the time, did not receive Royal Assent until 27 October 2025. Until then, landlords could not be certain the legislation would pass or what the final provisions would include. This uncertainty may explain the drop in possession claims last year, with many landlords likely waiting for clarity before taking action.
If that is the case, possession orders could see a significant spike in the first half of 2026, as landlords move to regain their properties before the RRA takes effect on 1 May, after which the process for regaining possession will become more complex.
For letting agents, the lead-up to implementation could result in a surge of landlord instructions, accompanied by higher demand for inspections, inventories, and detailed, defensible reporting.
Sián Hemming-Metcalfe, operations director at Inventory Base, said: “As the implementation date approaches, we may see an uptick in repossessions, but this isn’t only a landlord issue. Letting agents will be the ones managing the operational reality: increased scrutiny, more disputes, and far greater reliance on inspection evidence.
“The key is preparation: regular, consistent inspections and detailed inventories and risk assessments, like HHSRS, give agents and landlords the documentation they need to act decisively, protect the asset, and demonstrate compliance.
“When tenants feel safe and settled, they are far more likely to stay long term. Longer tenancies reduce churn, minimise costly void periods, and cut the expense of repeated marketing and onboarding.
“Under the Renters’ Rights Act, robust reporting will no longer be optional – it will be the backbone of any successful Section 8 case, and a critical safeguard against escalating risk.
“As the sector moves into a post-Section 21 environment, the agents with the strongest compliance processes and the best property evidence will be the ones best placed to protect landlords, tenants, and their own businesses.”