What is the Renters' Rights Act?
The Renters’ Rights Act is one of the most significant overhauls of the private rental sector (PRS) in England in decades, with the first phase of reforms set to take effect on 1st May 2026. The Act is designed to provide greater security and fairness for tenants, while tightening compliance standards for landlords.
The wide-ranging reforms will reshape the landscape of the rental market in England, ending Section 21 evictions, changing tenancy structures, and introducing new compliance requirements.
The government has announced that the Act will be implemented in three stages to help landlords, agents and tenants get ready for the changes.
Our Guide for Landlords sets out the key changes along with the support measures that we will provide to keep our landlords compliant.
The key changes from May 2026
1. All tenancies become periodic.
Fixed-term Assured Shorthold Tenancies (ASTs, the current standard contracts) will be immediately replaced by open-ended periodic tenancies. Tenants can give two months’ notice at any time.
2. Section 21 ‘no-fault’ evictions abolished.
New grounds for possession will be introduced under Section 8 including rent arrears, serious anti-social behaviour, selling the property, or needing to move in.
3. New rent increase rules.
Rent increases will be limited to once per year and must reflect local market rents. Two months’ notice of increases is required, and tenants can challenge through a tribunal.
4. Ban on rental bidding and paying rent in advance.
You must advertise a fixed asking rent and cannot encourage or accept offers above it. Landlords may not request more than one month’s rent in advance.
5. New anti-discrimination measures.
You cannot refuse tenant applicants because they receive benefits or have children. Importantly, you can still carry out affordability checks and not grant a tenancy based on income.
6. Greater rights for tenants to keep pets.
Tenants will have stronger rights to request a pet. Landlords must consider requests reasonably and respond properly.
How we support landlords?
We have been tracking the progress of the Renters’ Rights legislation over the last two years, and will be working hard to keep on top of the detail of the changes being introduced.
All advice that we give to landlords in the run up to the changes will factor in the new reforms. We will also be providing further updates to our landlords in the run up to 1st May, as well as adding new information here.
If you want to talk through any particular questions or concerns on how the Renters’ Rights Act will impact you, please get in touch for a discussion in confidence.
And if you are not currently using our managed service and would like to find out more, we would love to talk through how we can help.
