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Helplines to support UK landlords were inundated on the eve of a controversial new law coming into force. The National Residential Landlords Association (NRLA), which represents more than 100,000 landlords, received record call numbers ahead of the Renters' Rights Act which began on Friday.

Chief executive Ben Beadle told the Express there were at least 1,200 calls and messages from "fearful" landlords in the days leading up to the new law - more than three times the usual amount. The Renters' Rights Act gives millions of private tenants across England stronger rights and protections, including ending Section 21 "no fault" evictions. Mr Beadle said NRLA members have been feeling "apprehensive" about the shakeup, with heftier penalties of up to £40,000 for those who break the new rules.

He said the NLRA was "struggling to keep up" with the around 1,000 calls it was receiving per day ahead of the new law coming into effect.

"They [landlords] are fearful about the changes and they're fearful about the consequences of getting it wrong, and they're looking for reassurance from the NRLA that they're doing things right.

"They're not necessarily carping about the changes, they're seeing the changes and they are wanting to be good and compliant landlords, but they are fearful."

He added: "In fairness, I think they've got some right to be fearful in this brave new world.

"What I hope is that the thought of the changes are going to be much worse than the reality, but for some landlords if you hit a bad tenant and you're not able to evict your tenant in a timely way, that's going to be problematic and I think that's what investors are fearful around."

Mr Beadle identified student landlords as those most affected, saying the abolition of the fixed term is "absolutely catastrophic".

James Gater, who has a student accommodation portfolio in Southampton, said he was concerned by the new rules.

The landlord of 22 years said the Renters' Rights Act "flies in the face of a free market economy".

He described it as "an attempt at supply-side economics", when the Government and local authorities should instead be focusing on building more homes to improve the housing crisis.

Mr Gater warned this will only get worse and identified weaker rights for landlords as a particular area of concern.

"I really do think it's a very dangerous turn for the country," he added, saying the private rented sector has a "very important role to play" across society.

Labour has hailed the Renters' Rights Act as "the most historic changes to private renting" in England.

The ending of so-called "no fault" means private landlords will not be able to evict tenants without a valid justification.

Landlords must also reasonably consider renters' requests to live with a pet.

Other changes include a shift away from fixed contracts - instead tenancies in the private rented sector will roll on from month to month or week to week, giving renters more flexibility. Tenants can end them with two months' notice.

Prime Minister Sir Keir Starmer said his Government was delivering on their promise "to fix a broken rental system".

"This historic action will make renting fairer, safer and more secure for millions, so people can settle, put down roots and build their lives," he said.