Ipswich's rental market braces for the biggest shake-up in a generation

The Renters' Rights Act comes into force on Friday, 1 May 2026, ending the use of so-called "no-fault" evictions and rewriting the rules for the roughly 11 million people privately renting a home in England.

For tenants, it has been described as the most significant change to renters' rights in a generation. For landlords, it represents the latest in a long line of regulatory and tax changes that some say is making the sums no longer add up.

In Ipswich, where private renting is a significant part of the housing market, the picture is mixed. Local solicitors expect it to make a meaningful difference for tenants stuck in poor conditions. The borough council says it is ready to use new powers to tackle rogue landlords. One of the town's most prominent property investors says the legislation will drive landlords out of the market altogether.

Ipswich MP Jack Abbott welcomed the changes, calling it "a historic day for renters in Ipswich as our government's Renters' Rights Act delivers long-overdue reform that will transform the lives [of] many people across our town."

"For too long, renters in Ipswich have faced insecurity and exploitation, with threat of unfair evictions, unpredictable rent rises, and poor housing standards," he said. "The end of section 21 'no-fault' evictions is a landmark change, meaning tenants can only be asked to leave for a clear, lawful reason."

What is changing on 1 May

The headline change is the abolition of section 21, which until now has allowed landlords to evict tenants without giving a reason, on as little as eight weeks' notice. Citizens Advice has described section 21 as a leading driver of homelessness, while research by Shelter has found that someone approaches a local authority as homeless every 21 minutes due to a section 21 notice.

In its place, all assured tenancies in the private rented sector will become periodic, rolling on a month-to-month or week-to-week basis with no fixed end date. Tenants will be able to end a tenancy with two months' notice. Landlords will only be able to recover possession on specific statutory grounds, including a genuine intention to sell or move in, persistent rent arrears, or anti-social behaviour. Notice periods for these grounds are doubling from two months to four.

The Act also brings in a string of other changes. Rent increases will be limited to once every 12 months and must be made formally through a section 13 notice with at least two months' warning. Tenants who believe an increase is above market rate will be able to challenge it at a first-tier tribunal. Bidding wars are banned, with landlords and agents prohibited from accepting offers above the advertised rent. Landlords will not be able to ask for more than one month's rent up front. Discrimination against tenants who receive benefits or have children will become illegal. Tenants will gain the right to request a pet, which landlords cannot unreasonably refuse.

What it means for tenants

For Molly Harris, senior associate in the dispute resolution department at Ellisons, the abolition of section 21 is the change that matters most.

"We are seeing situations where tenants are living with poor conditions, or what they believe are poor conditions, but feel unable to raise repair issues because they are worried about eviction," she said. "That is one of the main issues the Renters' Rights Act is aimed at. The abolition of section 21 is the key change. It should reduce the risk of retaliatory eviction, because landlords will no longer be able to recover possession simply because they want to."

Under the new rules, Harris said, "they will need to rely on a valid statutory ground, such as rent arrears or an intention to sell. For tenants in Ipswich, that should mean they feel more able to report problems with their home, provided they are otherwise complying with their tenancy obligations."

Other changes should also help renters living in poor-quality homes. The Act extends the Decent Homes Standard to the private rented sector and applies Awaab's Law, setting clear timeframes within which landlords must act on serious hazards. Both measures are intended to drive up standards, although the full Decent Homes Standard will not be fully implemented until 2035.

The pressure on the rental sector to improve is significant. Analysis by Inventory Base of government data suggests that around 1.1 million private rented homes in England fall below the Decent Homes Standard each year. Even a 20 per cent reduction in non-decent homes over the next decade, the firm estimates, would cost the sector £1.43bn.

Harris said the new rent rules should also offer tenants more stability. "In practice, they are intended to give tenants more predictability and reduce the scope for sudden or repeated rent rises, which can cause real uncertainty," she said.

Abbott said the broader package of changes would also make a meaningful difference. "All tenancies will become open-ended, giving renters greater stability and a permanent home rather than a cycle of uncertainty," he said. "Rent increases will be limited to once a year, with stronger rights to challenge excessive rises at tribunal, helping keep housing fair and affordable."

He added: "Discriminatory practices, including blanket bans on tenants with children, will be outlawed. Crucially, the introduction of a Decent Homes Standard in the private rented sector will raise conditions, ensuring safer, higher-quality homes."

What it means for landlords

For landlords, the picture is more divisive. Industry surveys have suggested significant concern about the changes, with some lobby groups warning of an exodus from the sector. Others argue that landlords have had years to prepare and that responsible operators have little to fear.

John Howard, one of Ipswich's most prominent property investors, takes the more pessimistic view. Howard, who defected from the Conservatives to Reform UK in July 2025 citing the legislation as one of his reasons, said he believes the Act will reshape the market for the worse.

"In terms of preparing for the new Renters Act that's coming into effect shortly, I know a lot of landlords have decided to get vacant possession prior to the act coming in, in order to sell their properties, in my view," he said. "The whole act will have a negative impact on the rental market, with many landlords giving up completely."

Howard, however, said he saw the upheaval as an opportunity. "As a landlord with a portfolio across the UK, I'm running towards the fire rather than away from it because I believe there are opportunities for people selling to buy more residential investment portfolios," he said.

He was sharply critical of the political process behind the legislation. "Unfortunately, this new act, drafted by the Conservative Party and made law by the Labour Party, throws 2.4 million landlords under the bus, ultimately affecting tenants as much as landlords, and is ill-advised and ill-conceived," he said. "The Reform Party is the only political party that says they're going to repeal the act."

Some industry figures have raised concerns that the changes could have unintended consequences for the very tenants the Act is designed to protect. Without the safeguard of section 21, the warning goes, landlords are likely to tighten affordability checks, demand stronger guarantors and lean more heavily on referencing, potentially squeezing out renters on benefits, those with irregular incomes or those with impaired credit histories.

Abbott was unapologetic about the impact on landlords. "Good landlords have nothing to fear, but rogue landlords will have to clean up their act and provide decent homes for people to live in," he said.

There is also the question of the courts. With section 21 gone, landlords seeking possession will need to use section 8, which is more evidence-heavy and, if contested, requires a court hearing. Government figures show private landlords currently wait a median of 26 weeks between bringing a possession claim and being able to recover the property, up from around 16 weeks a decade ago.

"The biggest concern is that section 21 is being abolished without court reform being required first," Harris said. "The section 8 process is more evidence-heavy and will require greater scrutiny from the courts. That means more judicial time, more preparation and, in many cases, more room for dispute. At the moment, the court system is not well placed to take on that extra volume and complexity without delays."

The government has said it is investing up to £50m to modernise civil courts and is recruiting up to 1,000 additional judges and tribunal members across all courts and tribunals this year. An additional £5m a year is being added to fee uplifts in the housing legal aid sector.

Harris said the practical implications cut both ways. "That is a practical problem for both renters and landlords," she said. "Tenants need issues resolved quickly, particularly where housing conditions are poor. Landlords also need a workable route to possession where there is a legitimate ground. The concern is that the legal framework is changing, but the court system may not yet be equipped to deal with the added pressure."

The role of Ipswich Borough Council

Local authorities are central to how the new rules will work in practice. Ipswich Borough Council is among 317 councils in England sharing £60m in government funding to take on new enforcement duties. That includes a duty to investigate suspected breaches and the power to issue civil penalties of up to £40,000 for serious or repeated non-compliance.

A spokesperson for Ipswich Borough Council said it had been preparing for some time. "When the new powers come into force on 1 May, the council will be prepared to receive any requests related to the new duties, and our website has been updated to reflect these changes," they said. "Services have been set up to enable the council to investigate, mediate and enforce the new rules where needed."

For tenants worried about how the changes will affect them, the council pointed to a mandatory information sheet that landlords must provide to all sitting tenants by 31 May, and to all new tenants when they sign a lease from 1 May.

"If they believe that their landlord is not meeting these new rules, they should contact Housing Options," the spokesperson said. "The council's specialist service will be able to provide further information on their rights, and investigate cases and, where this fails, the council's teams are able to use the new powers to enforce against any breaches within our powers, issuing civil penalties where appropriate."

The council was also keen to reassure tenants concerned about whether their existing tenancy agreement would be affected. "Many of these changes are automatic — you won't need a new lease as these new rules will apply to your current lease even if the wording is different," the spokesperson said. "Tenants should not be concerned if they have not received a new lease, they remain protected and only new leases after 1 May need to reflect these new rules."

The council was clear that it expected most landlord-tenant relationships to continue without intervention. "We know most rental arrangements work well, with landlords treating tenants respectfully and tenants taking care of their homes," the spokesperson said. "These changes are designed to strengthen protection for tenants and maintain a fair private rented sector for all, so we hope these duties will only be needed in exceptional circumstances. But if you believe you are being treated unfairly, please get in touch."

Practical advice from today

For tenants, the change does not require any immediate action. Existing tenancies will automatically convert to the new periodic structure, and landlords are required to provide written information about the new rules.

For landlords, the to-do list is longer. Existing tenants must receive the government's information sheet by 31 May. New tenancies starting on or after 1 May require a written record of key terms, including rent amount and due date, deposit details and repair responsibilities. Verbal tenancy agreements must be formalised in writing. Adverts must include a fixed asking rent, with no wording inviting offers above that figure. Rent increases must follow the once-a-year, two-months'-notice, section 13 route.

Harris said the new framework places a premium on good record-keeping on both sides. "For landlords and agents, the message is to be proactive," she said. "Properties should be inspected regularly, and repair issues should be dealt with before they become formal disputes. It is much better to identify problems early than to wait until a disrepair complaint has been made."

She added that landlords should also be prepared to evidence rent rises. "In practice, that means gathering suitable market comparables before serving a section 13 notice, so that any increase can be properly explained if challenged."

For tenants, her advice was similar. "Raise repair issues clearly and in writing, keep records, and seek advice early if they are unsure where they stand," she said. "The new framework is intended to give tenants more protection, but good communication and good evidence will still matter."

The bottom line

The Renters' Rights Act is one of the most significant changes to housing law in a generation, and from today it reshapes the relationship between landlords and tenants in Ipswich just as it does across England. Whether it delivers the rebalancing of power its supporters promise, or the unintended consequences its critics fear, will depend on how it works in practice — and on whether the courts, the council and the wider system can keep up with what the new law demands of them.

Don't forget: If you enjoy our content, please add Ipswich.co.uk as a "preferred source" on Google so you can easily find more of the content you value.

This article cost us ~£122 to produce

It's free for you to read thanks to the generous support of our partners. Please support us by supporting them.