The rental market is facing one of its most significant overhauls in decades, with the Renters' Rights Act due to come into force in May 2026. Ahead of those changes, new research from specialist insurer Hiscox sheds light on what tenants and landlords actually care about most.
Hiscox analysed more than 1,000 tenant and landlord conversations on Reddit, using upvotes to measure how widely each topic resonated, and separately surveyed 728 British renters about their experiences and priorities.
Repairs dominate tenant frustrations
Delayed or neglected repairs emerged as the most frequently raised issue in online tenant discussions, accounting for 49% of total upvotes. Failure to comply with legal obligations came second at 20%, followed by unfair rent increases or hidden charges at 14%. Unclear or dishonest communication accounted for 10%, while intrusiveness or excessive inspections represented 6% and unfair deposit retention just 2%.
The pattern suggests that online tenant complaints are most heavily driven by concerns about basic standards. Nearly half of all frustrations centre on repairs alone, pointing to how much tenants value feeling comfortable and secure in their home.
Other recurring themes, unmet legal obligations and unexpected charges, underline the importance of clear communication and fairness, while even lower-frequency complaints around intrusive inspections or withheld deposits can meaningfully affect how tenants experience renting.
What landlords value in tenants
Hiscox also analysed landlord discussions on Reddit to identify the tenant traits most frequently mentioned. Reduced property damage ranked highest, at 31% of upvotes, followed by reliability in rent payment and communication and respectful interaction, both at 18%. A steady income accounted for 14%, and respecting property rules 13%.
"Looking after the property continues to be the most valued trait in tenants, and it's easy to see why," said Michael Dear, landlord insurance product lead at Hiscox. "Tenants who treat their homes with care and help maintain the space, build trust, and contribute to a smoother renting experience for everyone involved."
"Equally important are reliability, clear communication, and respect for property rules. Being conscientious and responsible doesn't just benefit tenants, it also fosters positive, long-term tenancies and a more harmonious renting experience."
What the Renters' Rights Act means in practice
The Renters' Rights Act introduces five significant changes for tenants and landlords. Rent increases will be limited to once per year, capped at the market rate, with tenants able to challenge excessive rises at a First-tier Tribunal.
Rental bidding wars will be banned, requiring landlords and agents to advertise a fixed price and prohibiting offers above the listed rate. Section 21 "no-fault" evictions will be abolished, with landlords only able to evict on specific, legally defined grounds under Section 8.
All fixed-term assured shorthold tenancies will automatically convert to rolling periodic tenancies, and tenants will be able to end their tenancy by giving two months' notice.
"The Renters' Rights Act coming into force in May 2026 brings greater security and clearer protections for tenants, including limits on rent increases and the end of fixed-term tenancies," Dear added. "These changes aim to make renting fairer, and give tenants more control and peace of mind in their homes."
