Renters' Rights Act 2026: 12 Changes Every Landlord Must Prepare for Before May
The Renters' Rights Act takes effect on 1 May 2026, bringing the largest overhaul of private renting law in England for over 30 years. Here are the 12 key changes and exactly what you need to do to prepare.
1. Section 21 "No Fault" Evictions Are Abolished
From 1 May 2026, Section 21 notices are void. You can no longer end a tenancy without giving a reason. Section 8, which requires you to prove specific grounds for possession, becomes the only eviction route.
What you need to do: If you need to regain possession, the final date to serve a valid Section 21 notice is 30 April 2026. Court proceedings must be filed by 31 July 2026. After that, learn the Section 8 grounds — particularly Ground 1 (occupation), Ground 1A (sale), and Ground 8 (rent arrears).
2. All Tenancies Become Periodic
Every existing Assured Shorthold Tenancy automatically converts to a periodic tenancy on 1 May 2026. No fixed terms. No end dates. The tenancy rolls on indefinitely until either the tenant gives notice or you obtain a possession order through the courts.
What you need to do: Nothing with existing agreements — the conversion is automatic. Do not rewrite or reissue tenancy agreements. From 1 May, all new tenancies must also be periodic from the start. You cannot offer fixed-term ASTs.
3. Tenants Can Give Two Months' Notice at Any Time
Tenants gain the right to end their tenancy at any time by giving two months' written notice. There is no minimum tenancy period. A tenant could theoretically move in and give notice the next day.
What you need to do: Factor this into your financial planning. Void periods may increase, particularly for properties in less desirable locations. Budget for quicker turnover.
4. Rent Increases: Section 13 Only, Once Per Year
Contractual rent review clauses in existing tenancies become void on 1 May 2026. From that date, the only legal way to increase rent is through the Section 13 statutory process: once every 12 months, with a minimum of two months' notice, using the new prescribed Form 4A.
There is no cap on the amount of increase — landlords can raise rent to market rate. However, tenants can challenge increases at the First-tier Tribunal if they believe the proposed rent exceeds market value.
What you need to do: Review your current tenancy agreements. Any contractual rent review clauses will no longer apply. Prepare to use the Form 4A process for all future increases.
5. Rental Bidding Is Banned
From 1 May, you cannot invite, encourage, or accept rent offers above the advertised price. Properties must be marketed at a fixed rent figure.
What you need to do: When advertising a vacancy, set one rent figure and do not accept higher offers — even if a prospective tenant volunteers to pay more.
Penalty: Up to £7,000 for a first offence, £40,000 for repeat breaches.
6. Maximum One Month's Rent Upfront
For new tenancies from 1 May 2026, you cannot require or accept more than one month's rent before the tenancy agreement is signed. This includes the first month's rent and any holding deposit.
Once the tenancy has started, tenants can voluntarily choose to pay multiple months in advance — but you cannot require it as a condition of the tenancy.
What you need to do: Update your lettings process. If you currently ask for two or more months' rent upfront, this practice must end for all new tenancies from 1 May.
7. Pet Requests: Respond Within 28 Days
Tenants gain the statutory right to request permission to keep a pet. You must respond within 28 days. You cannot unreasonably refuse. Reasonable grounds for refusal include property size, lease restrictions, and building insurance terms.
You can require the tenant to take out pet damage insurance at their expense.
What you need to do: Prepare a standard response process. Identify which properties have genuine restrictions (superior lease clauses, insurance exclusions). For properties where pets are feasible, consider what insurance requirement you will set.
8. Anti-Discrimination Protections
From 1 May 2026, two new protections take effect. You cannot refuse a tenant solely because they receive housing benefits. You cannot refuse a tenant solely because they have children.
This applies to marketing, viewings, referencing, and tenancy decisions. "No DSS" or "No children" policies — whether explicit or implied — are illegal.
What you need to do: Review all marketing materials and any instructions to letting agents. Ensure your referencing criteria are based on affordability and references, not benefit status or family composition.
Penalty: Up to £7,000 for a first offence, £40,000 for repeat breaches.
9. Tenant Information Sheet (By 31 May 2026)
The government will publish an official Information Sheet explaining tenants' new rights under the Renters' Rights Act. This is expected on GOV.UK in March 2026. You must serve this document to all existing tenants by 31 May 2026.
What you need to do: Watch for the publication. Serve the document to every existing tenant with proof of delivery (email with read receipt, signed letter, or recorded post).
10. Written Statements for Oral Tenancies (By 31 May 2026)
If you have any tenants without a written tenancy agreement, you must provide them with a written statement of key tenancy terms by 31 May 2026.
What you need to do: If all your tenancies have written agreements, no action needed. If any are oral agreements, issue a written statement by 31 May.
11. 12-Month Protected Period
For new tenancies starting from 1 May 2026, landlords cannot use Ground 1 (occupation) or Ground 1A (sale) during the first 12 months. This prevents landlords from granting short tenancies and immediately seeking possession.
Landlords who use Ground 1 or 1A are also prohibited from re-letting or marketing the property for 12 months after regaining possession.
What you need to do: Be aware that if you let a property after 1 May, you are committed for at least 12 months before you can use these grounds. Plan accordingly.
12. Council Enforcement Powers Expanded
Local authorities gained significant new investigatory and enforcement powers from December 2025. They can now enter premises and agents' offices, inspect and seize records, and issue civil penalties without court proceedings. Maximum civil penalties increase to £40,000 from 1 May 2026.
Critically, councils now have a legal duty to enforce — not just the discretionary power. The upcoming PRS Database will make remote enforcement even easier.
What you need to do: Ensure all your compliance documentation is in order and accessible. If a council requests your records, you need to be able to produce them quickly.
What Is NOT Changing
Some common misconceptions worth correcting:
Rent increases are NOT capped. There is no limit on how much you can increase rent, provided you follow the Section 13 process. The tenant can challenge the amount at tribunal, but the tribunal sets the rate at market value — it does not cap it below.
You can still evict tenants. Section 21 is gone, but Section 8 provides multiple grounds for possession. You need a valid reason, but legitimate reasons (rent arrears, property sale, moving in, anti-social behaviour) are all covered.
Existing tenancies continue. Your current tenants, deposits, and compliance documents all carry over. You do not need to re-register deposits or re-serve certificates.
The Compliance Challenge
The Renters' Rights Act does not just add new rules — it makes existing compliance obligations more critical than ever. Without Section 21 as a fallback, every document you serve (or fail to serve) becomes directly relevant to your ability to regain possession.
A single compliance gap — an expired EICR, an unprotected deposit, a missing How to Rent guide — can now be raised as a defence in Section 8 proceedings. Getting your compliance house in order is no longer optional.
ComplianceKeeper tracks every obligation under the Renters' Rights Act alongside your existing safety certificate deadlines — all in one dashboard.
This article is for general information only. The Renters' Rights Act is subject to secondary legislation still being produced. Consult a qualified solicitor for advice specific to your circumstances.
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