What Landlords Need to Know About the Renters’ Rights Act Coming Into Force on 1 May 2026
What Landlords Need to Know About the Renters’ Rights Act Coming Into Force on 1 May 2026
The Renters’ Rights Act 2025 introduces the most significant overhaul of private renting in a generation, with the first major phase taking effect on 1 May 2026. These changes affect all private landlords in England, whether you self‑manage or use an agent. Understanding your new legal duties is essential to staying compliant and avoiding costly penalties. If you want to know any more Contact Signature Sales & Lettings on 01234 395095
1. End of Section 21 – No‑Fault Evictions Abolished
From 1 May 2026, landlords will no longer be able to evict tenants using Section 21 notices. Possession will only be possible where a valid legal ground exists under Section 8.
This means:
- You must rely on specific grounds such as selling the property, moving in, rent arrears, or anti‑social behaviour.
- Any Section 21 served before 1 May 2026 may still proceed under the old rules.
2. All Tenancies Become Periodic
Fixed‑term Assured Shorthold Tenancies (ASTs) will be abolished.
From 1 May 2026:
- All existing and new tenancies automatically convert to rolling periodic tenancies.
- Tenants can end their tenancy with two months’ notice.
- Landlords can end the tenancy only with a valid ground.
This gives tenants more flexibility while requiring landlords to follow stricter possession rules.
3. Rent Increase Rules Tighten
Rent can only be increased once per year, and only through the statutory Section 13 process.
Rent review clauses in tenancy agreements cannot be used for increases after 1 May 2026.
Tenants also gain the right to challenge increases they believe are unfair.
4. Bidding Wars and Excessive Upfront Rent Banned
To prevent unfair competition and financial barriers:
- Landlords must not accept offers above the advertised rent.
- You cannot request more than one month’s rent in advance.
5. Anti‑Discrimination Rules Strengthened
Blanket bans on:
- tenants with children
- tenants receiving benefits
…are now unlawful. All applicants must be assessed fairly and transparently.
6. Pet Requests Must Be Considered Fairly
Tenants can request permission to keep a pet, and landlords must consider the request reasonably.
You cannot issue a blanket refusal.
7. New Documentation Duties
From 1 May 2026, landlords must provide:
- A Written Statement of Terms for new tenancies (replacing the old AST bundle).
- The official Renters’ Rights Act Information Sheet 2026 for any tenancy created before 1 May 2026 with written terms. This must be issued by 31 May 2026, or landlords risk fines up to £7,000.
You must send the exact government PDF as an attachment — sending a link is not legally valid.
8. Future Changes Landlords Should Prepare For
While not active on 1 May, more reforms are coming:
Private Rented Sector (PRS) Database – Late 2026
A national register of landlords and rental properties will begin rolling out regionally.
Private Landlord Ombudsman – 2028
A free, mandatory redress scheme for resolving tenant complaints without court action.
These systems will increase transparency and accountability across the sector.
9. Compliance Risks Landlords Must Not Ignore
Sector guidance highlights several high‑risk areas:
- Incorrect possession notices after 1 May 2026 may invalidate eviction attempts.
- Unlawful fees under the Tenant Fees Act remain prohibited.
- Discriminatory practices can lead to enforcement action.
- Rent Repayment Orders may apply for illegal eviction or harassment, allowing tenants to reclaim up to 12 months’ rent.
10. What Landlords Should Do Now
To prepare for 1 May 2026, landlords should:
- Review all tenancy agreements and remove references to fixed terms.
- Audit rent increase processes to ensure compliance with annual limits.
- Update advertising and referencing procedures to remove discriminatory wording.
- Prepare to issue the mandatory Information Sheet where required.
- Ensure possession strategies align with the new Section 8 grounds.