# Why protecting rental income matters more in 2026

Posted 5/02/2026 by [Reeds Rains ](/blog/authors/marketing-team)

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.

   ![Person sat at a table putting two jigsaw pieces together](https://www.reedsrains.co.uk/uploads/blog_post/12_1241_s.jpg?v=57705) 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](/page/1324)** 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](/page/1015)** or **[Rent Collection](/page/1014)** services can choose optional comprehensive rent protection cover through our trusted insurance partner. Key benefits include:

- **Rent protection**: 100% of the monthly rent paid for up to **15 months**, up to a maximum of **£50,000**
    
    
    - Many policies only cover up to 12 months, but the extended cover period better reflects the potential delays under the RRA
- **Automated claims process**: when rent becomes overdue, claims are processed automatically, with payments credited directly—no action required from you
- **Legal expenses**: up to **£50,000** towards the legal costs of regaining possession
- **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](/page/1013)** service, optional cover includes:

- Rent protection of up to **£1,250 per month for six months**
- Legal expenses for regaining possession, up to **£50,000**
- Cover of up to **£50,000** for eviction costs if squatters gain unlawful access\*
- If a property is damaged and repairs are needed before re-letting, **50% of rent paid for up to three months**
- 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](/page/1324)** or request a call-back at a time that suits you.

**[Get a free quote today](/page/1324)**

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\* 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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