New analysis from Inventory Base shows landlord possession claims fell by almost 8% in 2025, raising questions about whether the introduction of the Renters’ Rights Act will trigger a sharp rebound in 2026.
The Renters’ Rights Act is due to take effect on 1 May 2026 and will ban Section 21 evictions, often referred to as no-fault evictions. The reform aims to strengthen tenant security, but it also changes how landlords and letting agents manage disputes, risk and possession proceedings.
For letting agents, the run-up to implementation could be a demanding period. Any rise in possession activity is likely to translate into higher case volumes, stricter compliance expectations and heavier reliance on clear, defensible property evidence.
It might have been expected that landlords would move quickly to regain possession ahead of the new rules, driving a surge in claims during 2025. However, the data points in the opposite direction.
The total number of possession claims issued in 2025 reached 91,093, down 7.8% from the 98,766 claims recorded in 2024. The quarterly picture follows the same pattern.
In 2023, the average number of quarterly claims stood at 23,553. This rose to 24,692 in 2024 before falling to 22,773 in 2025.
One explanation lies in the legislative timeline. The Renters’ Rights Bill did not receive Royal Assent until 27 October 2025. Until then, landlords had limited certainty over whether the legislation would pass or what the final Act would include. That uncertainty may have encouraged some to delay action until the position became clearer.
If that is the case, possession orders could rise sharply in early 2026 as landlords seek to regain properties before the new framework takes effect on 1 May, when regaining possession may become more complex.
For agents, this potential surge would bring operational pressure alongside new compliance demands. In practical terms, this could include:
higher volumes of landlord instructions
increased demand for inspections and inventories
greater emphasis on 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.”
