Early signs of the Renters' Rights Act impact may already be emerging, with one redress scheme reporting a sharp rise in tenant complaints.
According to The Property Ombudsman, more tenants are approaching the scheme for help resolving disputes with letting agents and property managers. Although the legislation will not come into force until 1 May, the Ombudsman’s latest annual review shows complaints are already climbing.
The organisation has labelled the trend the 'Renters' Rights effect'.
Act is changing tenant thinking
The chief property ombudsman, Lesley Horton, said: "The Renters' Rights Act is changing how people think about renting and their ability to challenge poor practice.
"We are already seeing unprecedented demand, and we expect that to continue as the new rights begin to take effect."
She adds: "This Act and other proposed changes to the private housing sector will raise awareness of rights and obligations among consumers, influencing both the volume and nature of disputes through 2026."
Growing rate of complaints
Data in the report shows complaints were 58% higher between November 2025 and February than during the same period the previous year.
The increase is partly linked to tenants becoming more aware of their rights and the routes available for resolving disputes.
It adds that the major reforms under the Renters' Rights Act will reshape the structure of private renting.
They include the removal of so-called 'no-fault' evictions, and the end of fixed-term assured shorthold tenancies.
Improved service
In a bid to handle the growing complaint demand, the Ombudsman has introduced earlier professional judgement during triage.
It has also introduced clearer evidence-gathering procedures and stronger quality assurance checks.
Those adjustments coincided with a marked increase in completed cases.
During 2025, the Ombudsman resolved 54% more disputes than in 2024, with waiting times being reduced while maintaining independent decision making.
Mould is an issue
Last year, the Ombudsman handled 23,987 calls and email enquiries and resolved 7,681 disputes.
That includes 4,552 that were settled through early resolution.
Complaints about property condition remain common, particularly disputes involving damp and mould.
One reason why mould is an issue is due to public attention after the death of two-year-old Awaab Ishak in 2020, the Ombudsman says.
The coroner in the case that followed, concluded prolonged exposure to mould in the family's home was probably responsible.
Communication must improve
The report also highlights communication failures as a key trigger for disputes between tenants and agents.
That includes situations where information is unclear or responses are delayed often escalate into formal complaints.
Ms Horton said: "Our role is to be transparent, trustworthy and fair.
"We look at each case on the evidence, we explain our decisions clearly, and we work to resolve disputes in a proportionate way that supports consumers and good agents alike."
More complaints about landlords
Simon Thompson, the managing director of Accommodation for Students, said: "There won't be many landlords surprised that complaints to the Ombudsman increased by 58%.
"It's not surprising also that they describe this as the 'Renters' Rights effect'."
He added: "The report suggests growing awareness of tenant rights is encouraging more renters to challenge letting agents through formal dispute channels.
"For landlords, the findings highlight how the new law may lead to more tenant complaints and disputes which will have to be dealt with fairly and promptly."
