"The spike in search activity shows that landlords are actively trying to understand what the Renters’ Rights Act will mean for them and their portfolios, and, with the most significant reforms arriving in May, it’s clear that many are now starting to prepare for the practical implications"
- Sam Humphreys - Dwelly
Landlord search activity linked to the Renters’ Rights Act has surged in the UK property market, as investors and letting agents prepare for major reforms due to take effect in May. New data from Dwelly shows a sharp increase in online searches, reflecting rising demand for clarity on how the legislation will affect portfolios, compliance, and tenancy structures.
Dwelly analysed Google search trends for key terms related to the Renters’ Rights Act, comparing activity over the past three months with the previous quarter. The findings point to a clear shift in landlord behaviour, with many actively seeking guidance ahead of the next phase of implementation.
Search demand accelerates ahead of reforms
The Renters’ Rights Act became law following Royal Assent on 27 October 2025, but its rollout is being staged. The next phase in May introduces some of the most significant changes for UK landlords in decades.
These include:
The abolition of Section 21 no-fault evictions
A shift to periodic tenancies across the private rented sector
A ban on rental bidding practices
New rules allowing tenants to keep pets
Against this backdrop, searches for “Renters’ Rights Act” have risen by 86.4% compared with the previous three months. Interest in “landlord ombudsman” has increased even more sharply, up 157.5%, indicating heightened concern about dispute resolution and regulatory oversight.
Key policy changes driving landlord focus
Several specific elements of the Renters’ Rights Act are generating strong engagement from landlords and investors.
Searches related to pet-friendly renting have climbed by 111.8% over the past three months, reflecting the removal of blanket bans on pets in rental properties. Meanwhile, interest in Section 21 has risen by 13.1% as landlords assess the implications of its removal on possession strategies.
However, not all aspects of the reforms are drawing equal attention. Searches linked to the Decent Homes Standard have fallen by 11.5%, while interest in fixed-term tenancies has dipped by 2.8%. This suggests landlords are prioritising the most immediate operational changes rather than longer-term regulatory standards.
What this means for landlords
The spike in Renters’ Rights Act searches signals a shift from awareness to action among UK landlords. As implementation deadlines approach, many are moving to understand how the reforms will affect rental yields, tenancy agreements, and risk management.
“The spike in search activity shows that landlords are actively trying to understand what the Renters’ Rights Act will mean for them and their portfolios, and, with the most significant reforms arriving in May, it’s clear that many are now starting to prepare for the practical implications,” said Sam Humphreys.
“For letting agents, this creates both a responsibility and an opportunity. Landlords are looking for clear guidance on what the changes mean and how they should respond, whether that’s adapting tenancy structures, understanding the removal of Section 21, or preparing for the introduction of the landlord ombudsman and new pet rules.
“Providing that level of support takes time and resources, which is why operational efficiency has never been more important. The agents who have already streamlined their operations through the adoption of the right technology are far better positioned to go that extra mile for their landlords, ensuring they remain compliant while navigating one of the biggest legislative shifts the sector has seen in decades.”
How letting agents and lenders may respond
Letting agents are likely to play a central role in helping landlords navigate the transition. Those with established compliance processes and digital systems may be better placed to manage increased demand for advice and portfolio restructuring.
For lenders, the reforms could influence buy-to-let mortgage risk assessments, particularly as the removal of Section 21 alters repossession dynamics. This may feed into mortgage affordability checks and underwriting criteria across the UK mortgage market.
What happens next for the UK property market
As the May implementation date approaches, search activity linked to the Renters’ Rights Act may continue to rise. Landlords are expected to review tenancy agreements, reassess portfolio strategies, and seek professional advice to remain compliant.
Further clarity from government guidance and industry bodies could shape how smoothly the transition unfolds. However, the data suggests that preparation is already underway, with landlords and agents responding early to one of the most significant regulatory changes in the private rented sector.
