The Renters’ Rights Act six months on: what our data shows and when to register your rental property.
Six months on from the Renters’ Rights Act, we review Settio’s summer lettings data and explain how landlords can prepare for the new property registration requirements.
Six months after the first Renters’ Rights Act changes took effect on 1st May 2026, our teams have been tracking what the new rental landscape means in practice. Across Manchester, Birmingham and London, Settio’s latest figures show stronger lettings activity year-on-year, alongside changes in when tenants choose to move.
Attention is now turning to the new Register Your Rental Property service, part of the Renters’ Rights Act next stage. For landlords with property in England, including those living overseas, the next step in preparing your investment is understanding your registration deadline.
Our original guide covered the first wave of tenancy reforms. This follow-up draws on our recent experience and outlines the next set of responsibilities.
What Settio’s data shows six months on
For our comparison review, we have focused on July to September 2026: the peak summer lettings period, when activity is highest, and we have the most data to assess. Comparing these months with the same period in 2025 also helps account for seasonal patterns. Across our Manchester, Birmingham and London offices:
- Lets agreed increased by approximately 34% compared with July to September 2025.
- Checkouts rose sharply in July, then eased, with September 23% lower than in 2025. Over the full quarter, checkouts rose 8.4%.
Tenants’ reported reasons for leaving included finishing their studies, moving to another area, and returning home or leaving the UK, suggesting that personal circumstances played an important role in departures.
July is particularly relevant because it falls two months after the reforms took effect on 1st May 2026, making it the first month tenants could leave on two months’ notice under the new rules. It also coincides with the end of the academic year, when many students naturally move on. Checkouts rose in July, the first month two-month notices could take effect, then fell back. At the same time, demand remained strong, with 34% more lets agreed than in the same period last year, helping our teams find replacement tenants quickly and keep void periods to a minimum for our landlords. These are Settio’s own figures, rather than a measure of the whole market or proof of the Act’s impact.
In our Renters’ Rights Act – Six Months On video, Paige Clark, Senior Sales Consultant, is joined by Head of Property Management Laura Balme and Assistant Lettings Manager Leo Arisco Corrado to discuss the figures and questions our teams are hearing.
What is changing under the Renters’ Rights Act in the next stage?
The next stage of reform introduces the government’s rental property registration service. The registration rollout begins on 15th December 2026, with regional deadlines running through 2027. This article focuses on what landlords need to prepare for that rollout.
Register Your Rental Property and who needs to register
The new government service requires landlords of assured or regulated tenancies in England to register themselves and their properties, subject to exemptions. For Settio’s landlords, this means preparing to register your rental property whether you live in the UK or overseas. During the rollout, the requirement covers properties that are currently let or becoming let during the rollout period. Vacant properties will be registered at a later stage, with further guidance to follow.
Registration dates for Birmingham, Manchester, and London
Registration will take place through GOV.UK, with a direct registration link made available closer to launch. The rollout begins on 15th December 2026, starting with the West Midlands.
Registration deadlines will be phased by region to manage demand and spread annual renewals throughout the year. Landlords will have three months to register once the requirement takes effect in their region.
Registration costs £65 per property, per year.
| Property location | Registration begins | Deadline |
| Birmingham / West Midlands | 15th December 2026 | 14th March 2027 |
| Manchester / North West | 15th May 2027 | 14th August 2027 |
| London | 15th July 2027 | 14th October 2027 |
Landlords in any region can register from 15th December 2026, including those wishing to register properties across several regions together. Your deadline depends on the property’s location, not where you live.
Preparing your registration information
Landlords must register themselves and each qualifying rental property in England, providing ownership, management, safety, and compliance information. During the rollout, you must register properties that are currently let or become let during this period.
To prepare, gather the following:
- Personal and contact details
- Ownership information
- Property and tenancy details
- Rent information
- Relevant safety certificates, including gas safety records where applicable, an Energy Performance Certificate (EPC) and electrical safety documentation (EICR or appropriate EIC)
- Licensing information, where applicable
Registration must be completed by the landlord. Letting agents and property managers cannot register on your behalf, but they can help you prepare. There are limited exceptions, including someone holding a valid power of attorney for the landlord. If you live overseas and already have a UK power of attorney in place, check whether it covers this.
If Settio manages your property, our team can provide the tenancy details, rent information and safety certificates you’ll need, so you can register quickly once you’re ready.
What happens if a landlord fails to register
Once the applicable duties take effect, registration breaches can attract civil penalties of up to £7,000. Repeated breaches or serious offences, including knowingly or recklessly providing false or misleading information, can lead to penalties of up to £40,000 or prosecution. Database non-compliance can also restrict possession orders, with exceptions for the specified antisocial behaviour grounds.
Treat the deadline as part of your property’s compliance calendar and allow time to resolve missing information before it arrives.
Supporting your property investment through change
As the Renters’ Rights Act continues to reshape the rental landscape, staying informed and preparing early can help landlords manage their responsibilities with confidence.
Whether you already own a rental property, are considering a change of agent or are preparing for your first tenancy, Settio’s teams in Manchester, Birmingham and London can support you with expert lettings and property management tailored to your investment.
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