The Renters’ Rights Act is no longer just a proposal… it’s now law.
As of 1 May 2026, some of the biggest reforms to the private rental sector in decades will come into force. These changes will affect how tenancies are managed, how rent can be increased and how possession notices work. For landlords, understanding these reforms is crucial to preparing your portfolio and protecting your investments.
Key Changes Landlords Should Be Aware Of
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No More ‘No-Fault’ Evictions
From 1 May 2026, Section 21 notices (“no-fault” evictions) will be abolished. Instead, landlords will need to use Section 8 possession grounds. -
Fixed-Term Tenancies End
Fixed-term Assured Shorthold Tenancies (ASTs) will convert to assured periodic tenancies (APT). Both new tenancies and existing fixed-term ASTs will move to this rolling structure. -
Rent Increase Restrictions
You’ll only be allowed to increase rent once per year, using a Section 13 notice and you must provide at least two months’ notice. -
No More Bidding Wars or Excessive Rent in Advance
The Act bans “bidding wars” – you must list a clear rent price and you can’t accept offers above that. Also, landlords cannot demand more than one month’s rent in advance once the tenancy is signed. - New Protections Against Discrimination
You won’t be allowed to discriminate against potential tenants simply because they have children or receive benefits. - Pet Requests Must Be Considered
If a tenant asks to keep a pet, you must consider their request reasonably. Refusing a pet request without good reason is prohibited.
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Strengthened Enforcement & Fines
Local councils will have more powers to enforce the new rules. Penalties could be substantial for serious or repeated breaches. -
Long-Term Reforms Coming Later
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Long-Term Reforms Coming Later
A landlord database (PRS register) and Ombudsman will be introduced in later phases and there will also be a phased introduction of tougher housing standards under a ‘Decent Homes Standard’ and reforms linked to Awaab’s Law.
Why This Matters for Your Property Strategy
These reforms are more than just legal changes… they could affect how you price and manage your portfolio. For some landlords, this may mean tighter cash flow planning or adjusting to more tenant turnover. But for others, it can be an opportunity to improve tenant relationships, increase transparency and future‑proof the business.
What This Means for You: Practical Implications
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Prepare your tenancy agreements: Make sure your existing fixed-term ASTs are ready to convert and that your new tenancies reflect the move to periodic (rolling) agreements.
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Review your rent strategy: With limitations on increases and stricter processes, now is a good time to review how and when you raise rent.
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Manage eviction risk differently: Without Section 21, possession will rely on valid reasons. Make sure your documentation is clear and that you know which Section 8 grounds apply.
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Update your policies: If you currently refuse pets or have strict rules on advance rent, you may need to adapt.
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Stay compliant with communications: Guidance suggests you must provide tenants with a tenant information sheet once the Act is live.
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Stay on top of enforcement: With increased powers for councils, broken rules could lead to fines.
Ready to Discuss Your Next Steps?
If you’d like to talk through what these changes mean for your portfolio, mortgage strategy or future investments – get in touch with our team. We’re here to help you plan ahead with confidence.