As the new rules begin to shape landlord decisions and the wider housing market, they could also affect people who are planning to buy a home , including those looking at Shared Ownership as a more affordable route in.
For some buyers, the changes may influence how many homes come onto the market, how straightforward a purchase is, and what affordability looks like in the months ahead.
So even if you’re not renting yourself, the Renters’ Rights Act is still worth paying attention to if you’re hoping to take your next step towards homeownership.
What is the Renters’ Rights Act and when does it start?
The Renters’ Rights Act is a major update to the rules that govern private renting in England.
Its aim is to give tenants greater security, improve housing standards and create a fairer balance between renters and landlords.
In practice, that includes changes such as ending Section 21 ‘no-fault’ evictions, limiting how often rent can be increased, and giving tenants stronger protections if a property is unsafe or poorly maintained.
Although the legislation received Royal Assent in late 2025, the reforms came into force on 1 May 2026.
For people thinking about buying, including through Shared Ownership, the Act is already beginning to influence landlord behaviour, rental supply and the wider market.
What the Renters’ Rights Act means for the housing market
The Renters’ Rights Act could have a ripple effect across the housing market.
As landlords face tighter rules and less flexibility, some may decide to sell rather than continue letting out their properties. That could bring more homes onto the market, particularly smaller properties and flats that may appeal to first-time buyers.
At the same time, fewer rental homes could mean higher competition for the properties that remain. If rents continue to rise, some renters may find it even harder to save for a deposit, despite having more security in their tenancy.
This creates a mixed picture: stronger rights for tenants on one hand, but continued affordability pressure on the other.
For buyers, that could mean more choice in some areas, but also a greater sense of urgency to move out of renting if monthly costs keep climbing.
As a result, the Act may end up influencing not only how people rent, but also when they feel ready or able to buy.
What does the Renters’ Rights Act mean for Shared Ownership?
Shared Ownership is being treated more clearly as homeownership.
For most Shared Ownership buyers, the biggest point is that it will be treated more clearly as a form of homeownership rather than a standard private tenancy.
In practice that gives Shared Ownership a stronger legal footing and reinforces the idea that it is designed for people who want a home of their own, even if they are buying gradually over time.
What stays the same for Shared Ownership buyers
That said, the Act does not fundamentally change how Shared Ownership works day to day.
Buyers can still Staircase, sell their share when they are ready, and use Shared Ownership as a more affordable route onto the property ladder.
Where the rules do become more important is if a shared owner wants or needs to rent out their home, because once a Shared Ownership property is sublet, the shared owner takes on responsibilities similar to those of a private landlord.
Subletting may become less flexible
If you are thinking about subletting a Shared Ownership home, it is important to remember that you will usually need permission from your housing provider first.
Shared Ownership properties are intended for owner occupation, so subletting is not something you can automatically do whenever you choose.
From May 2026, subletting also becomes less flexible, as fixed-term tenancies and Section 21 ‘no-fault’ evictions no longer apply in the same way.
That means if a property is let out, regaining possession can take longer and usually requires a clear legal reason and more notice.
So whilst Shared Ownership remains an attractive option for buyers who want stability and a long-term home, it is generally better suited to people with longer-term plans than to those who think they may want to rent the property out later.
Frequently asked questions about the Renters’ Rights Act
The main tenancy reforms introduced by the Renters’ Rights Act came into force on 1 May 2026.
However, some Shared Ownership-related legal changes started earlier, from 27 December 2025, when certain Shared Ownership leases began to be treated more clearly as long leases rather than assured tenancies.
Yes, the Act is relevant to Shared Ownership leases, but not in exactly the same way as it applies to standard private renting.
For most shared owners, the key point is that Shared Ownership is being treated more clearly as a form of homeownership, while anyone who sublets their home may also need to follow the new private rented sector rules.
No, the Renters’ Rights Act does not change how staircasing works.
Shared owners can still buy additional shares in their home over time in the usual way, subject to the terms of their lease and the provider’s process.
The Act does not fundamentally change your ability to sell a Shared Ownership home.
However, if you have sublet the property, the rules around getting possession back from a tenant are now stricter, which could affect timings.
In some cases, shared owners who sell after subletting may be treated differently from other landlords, but it is still important to check the rules with your housing provider before making plans.
