A leading agent says landlord behaviour has become “cautious” as many test the new rules and limitations of the Renters Rights Act.

Lisa Simon, head of residential at Carter Jonas, says: “With most shorthold tenancies moving to rolling periodic arrangements with no fixed end date, we expect landlord decision-making to remain cautious in the short-term.

“[This is] as they make calculated choices on risk, pricing and planning and test the practical and administrative requirements before committing to long-term decisions. 

“While reforms are intended to offer greater protection and security for tenants, it’s clear that success of the new system will depend on clarity, practical guidance and workable outcomes for landlords and tenants alike. 

“That will all build confidence as the new system beds in.”   

Simon says the student lettings market will be one to watch in the months ahead. 

“The new rolling nature of tenancies may increase the risk of summer voids or extensive churn until term time resumes in some student lets. 

“This could, in some cases, leave student landlords without revenue for several months, and could lead to upward pressure on rents as landlords factor in the void period. 

“While the Renters Rights Act intends to bring flexibility, examples like this one highlight the importance of certainty and predictability to the market, particularly around income and occupancy. 

“Fundamentally, the new regime will be judged and tested on how effectively it can deliver that.  

“At it stands, we’ve entered a period of readjustment, and it will take time for the new system to feel ‘business‑as‑usual’.”