Several key measures within the Renters’ Rights Act (RRA) will come into force on 1 May 2026, and some of these changes could increase the risk of landlords losing rental income if a tenant stops paying rent.
Understanding these risks and how to protect yourself will be increasingly important under the new legislation.
Why the risk of rent loss could increase
Two specific changes under the Act are particularly relevant for landlords:
Longer wait before eviction for rent arrears
If a tenant falls into arrears, landlords will now need to wait until the tenant is three months behind on rent before serving a Section 8 notice, up from the current two months.
In addition, the notice period is doubling from two weeks to four, meaning that even where an eviction is not contested, landlords could face four months or more without rental income.
Court hearings for all contested evictions
With the removal of Section 21 and the accelerated possession process, any eviction that is contested will require a court hearing.
Increased court caseloads could significantly extend the time it takes to regain possession of a property, further lengthening periods without rent being received.
How rent protection insurance can help
Rent protection insurance is designed to provide financial security if a tenant defaults on their rent. It can cover lost rental income and legal costs, offering peace of mind at a time when eviction processes are becoming longer and more complex.
Options available for Fully Managed and Rent Collection landlords
Landlords using Reeds Rains’ Fully Managed or Rent Collection services can choose optional comprehensive rent protection cover through our trusted insurance partner. Key benefits include:
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Rent protection: 100% of the monthly rent paid for up to 15 months, up to a maximum of £50,000
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Many policies only cover up to 12 months, but the extended cover period better reflects the potential delays under the RRA
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Automated claims process: when rent becomes overdue, claims are processed automatically, with payments credited directly—no action required from you
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Legal expenses: up to £50,000 towards the legal costs of regaining possession
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Alternative accommodation: up to £100 per day for up to 30 days if you need somewhere to stay while possession is resolved
Options for Tenant Find landlords
For landlords using the Tenant Find service, optional cover includes:
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Rent protection of up to £1,250 per month for six months
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Legal expenses for regaining possession, up to £50,000
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Cover of up to £50,000 for eviction costs if squatters gain unlawful access*
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If a property is damaged and repairs are needed before re-letting, 50% of rent paid for up to three months
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Access to a 24-hour legal and tax helpline
Get expert advice
If you’d like to discuss rent protection insurance and your options under the Renters’ Rights Act, you can speak directly with our specialist insurance partner or request a call-back at a time that suits you.
* The limit of cover for legal expenses and squatters is £50,000 for any one claim.
Reeds Rains introduces to First2Protect Insurance Services. First2Protect Insurance Services is a trading name of First2Protect Limited, an appointed representative of John Charcol, a trading name of John Charcol Ltd, which is authorised and regulated by the Financial Conduct Authority.
Reeds Rains may receive a referral fee from insurance providers for recommending their services. You are not under any obligation to use the services of the recommended providers
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