Peers have confronted ministers over the Renters’ Rights Act amid warnings that 110,000 landlords are set to leave the sector in 2026.

In a heated Lords session, Conservative peers questioned whether the reforms risk worsening an already fragile rental market.

Landlords are ‘voting with their feet’

Lord Jamieson asked what steps the government is taking to prepare landlords, tenants and councils for the Act’s rollout on 1 May 2026.

He referred to a Bridging company’s data showing 93,000 landlords exited the market last year, with another 110,000 expected to follow.

Jamieson spoke to the House and claimed: “Landlords are voting with their feet, exiting the market in ever higher numbers. The English Private Landlord Survey reveals 31 percent of landlords are looking to reduce their portfolio and 16 percent to exit completely. Can the Minister explain how this helps those desperately looking for a home to rent?”

Baroness Taylor of Stevenage, Parliamentary Under-Secretary of State for Housing, responded that the government had worked with landlords to help them prepare. She said: “We know landlords need time ahead of the implementation to make sure they’re compliant with the reforms, which is why we’ve published full guidance on the government website.” Officials had spoken to over 1,000 landlords and letting agents at industry events and attended the NRLA conference, she added.

And of course the Minister avoids the direct question on supply

Lord Harper continued on pressing the minister face to face, asking: “Does she think the changes in the Renters’ Rights Act are going to lead to more houses being available to rent or fewer?”

Baroness Taylor avoided a direct response saying”: “I think it will lead to better conditions for renters and it will remove some of the barriers that stop people from renting. We have banned rental bidding to level the playing field for renters, and landlords will no longer be able to encourage prospective renters to stretch themselves beyond their means.”

She said the new rules prevent landlords from turning away tenants on benefits or those with children: “We think the work we’ve done with landlord and tenant groups means we have a fair system that rewards good landlords and tenants but makes sure that bad landlords are held to account for the bad practices they’ve had in place.”

The clash follows RICS figures indicating that landlord instructions are still declining, signalling even greater pressure on rental supply.

Sector leaders say the mix of new regulations and higher taxes amounts to a perfect storm for landlords.