Despite the looming Renters' Rights Act coming into effect from 1 May, three-quarters of landlords have made no preparations for the first wave of reforms, which include the move to periodic tenancies.
According to research from Inventory Base, 84% of landlords know that fixed term tenancies will be phased out, but 69% say they have no intention of making any contract changes.
Also, 24% have altered their tenancy notice periods, 22% have removed fixed durations and 13% have changed or scrapped break clauses.
Along with the ending of assured shorthold tenancies, the first phase of the Act will see restrictions on rent in advance being paid.
However, this is also among the least understood elements of the Act with 51% of landlords saying they are aware of the new rules.
But 76% of them have no plans to change how much rent they request upfront.
Only 11% have already made changes and 14% plan to do so.
Most landlords know of the RRA
Sián Hemming-Metcalfe, the firm’s operations director, said: "Most landlords know the Renters' Rights Act is coming, but far fewer have grasped what it means in practice.
"This is not a cosmetic change; it rewrites how possession works, how rent is handled, how tenancies are structured, and what landlords will need to evidence if something goes wrong."
She added: "The margin for error is shrinking fast and those who wait until spring 2026 will find themselves dealing with delays, disputes and income risk that could have been avoided with basic preparation now.
"Agents and industry suppliers will be pivotal - not as messengers, but as the ones putting proper systems, documentation and defensible processes in place before the new rules bite."
Section 21 abolished
Headline policy shifts are widely recognised by landlords with the abolition of Section 21 'no fault' evictions being understood by 92% of respondents.
Operational readiness, however, tells a different story with only 12% feeling equipped to rely on the new possession grounds.
A further 43% describe themselves as poorly prepared or not prepared for the loss of Section 21.
Changes to rent increase rules are also impacting behaviour, with new rules restricting rises to once every 12 months.
Researchers found that 45% of landlords say they are changing their approach to meet the legal requirement.
Landlord confidence impacted
The impact of the RRA has also led to subdued landlord confidence levels remain subdued. Inventory Base says that one in five landlords say they fully understand how the reforms will affect their business.
However, almost a quarter admit they lack any confidence.
The requirement for landlords to accept tenant pet requests to keep pets on reasonable grounds shows that 92% are aware of the law.
However, just 13% have updated their policies reflecting the rules, 16% intend to and 71% have made no operational changes.
Landlords also say they are worried about pets damaging their property, hygiene and allergy risks, nuisance complaints and insurance restrictions.
Only 14% of landlords report no issues with the change.
Small landlords dominate
The research also found that smaller landlords dominate the market, with 63% owning a single rental home and another 30% holding between two and four.
Management duties are closely split, with 48% self-managing and 52% using letting agents.
It appears too that many landlords are approaching the imposition of the RRA without revising their tenancy systems, possession strategies or compliance processes.
Landlord awareness overall remains high, but understanding is inconsistent.
Some 28% say they are unclear about the legislation or unfamiliar with its detail.
Struggle to regain possession
Views on the risks of the RRA include difficulty regaining possession at 37%.
Reduced income certainty follows at 15%, with 12% anticipating higher tenant turnover.
Meanwhile, 36% of landlords report having no worries about the new law.
When asked about specific pressures, 32% pointed to the possibility of selling property.
Rent arrears thresholds and court or enforcement delays were each cited by 28%.
Action by student landlords
Simon Thompson, the managing director of Accommodation for Students, said: "The gap between awareness and action for student landlords is becoming harder to ignore.
"The reforms will not simply alter tenancy wording but reshape possession routes, rent setting, documentation standards and day to day management practices.
"For those landlords who fail to adapt early, they will run the risk of compliance disputes and income disruption."
He added: "Now is the time for student landlords to act by reviewing tenancies and how the new rules will impact."
