Renters’ Rights Act – An update for landlords

The Renters’ Rights Act 2026 brings significant changes to the private rental sector in England. The first phase of the legislation comes into force on 1st May 2026, and it is important that all landlords understand how these new rules will affect their responsibilities and tenancy management.

Below is a clear summary of the key reforms taking effect from 1st May 2026 and the actions you may need to take.

Section 21 ‘No‑Fault’ Evictions Abolished

• From 1st May 2026, landlords will no longer be able to use Section 21 notices to evict tenants. Possession will only be possible using updated Section 8 legal grounds, such as rent arrears, anti‑social behaviour, intention to sell, or landlord occupation.
• Section 21 notices remain valid only if served before 30th April 2026 and court action is issued by 31st July 2026.

All Tenancies to Become Periodic

• Assured Shorthold Tenancies (ASTs) will transition to open‑ended periodic agreements (Assured Tenancies), giving tenants greater flexibility. Tenants will be able to end their tenancy with two months’ notice at any point.

New Rent Rules

• Rent increases will be limited to once per year, using the statutory Section 13 process with a minimum of 2 months’ written notice.
• Tenants may challenge increases at the First‑tier Tribunal, before the rent increase comes into effect or within the first 6 months of their tenancy if they believe the rent is higher than market value.
• Rental bidding wars will be prohibited, landlords will not be able to accept offers above the advertised rent.

Mandatory Written Statement of Terms

From 1st May 2026, landlords must provide tenants with a written statement before a tenancy is entered into, detailing:

• Key tenancy terms
• Landlord and tenant information
• Financial terms
• Safety obligations
• Pet permissions
• Adaptation rights

For existing tenancies, the Government’s ‘Information Sheet’ must be given to tenants by 31st May 2026.

Anti‑Discrimination Rules

It will be unlawful to reject tenants solely because they:

• Have children
• Receive benefits

Tenants may also request permission to keep a pet, and consent cannot be unreasonably withheld.

Coming Later in 2026

The Government will roll out:

• A national Private Rented Sector Database (a register of landlords and their rental properties, along with property compliance)
• A Private Landlord Ombudsman for independent dispute resolution

From 2035 Higher Property Standards

• The Decent Homes Standard will now apply to private rentals. Landlords must ensure homes are free of serious hazards and quickly address damp and mould under Awaab’s Law.
• Local authorities will be able to issue fines of up to £40,000 for serious breaches.

Here to Help

If you receive our fully managed service, once published, Fenn Wright will serve the relevant government information to tenants and update your tenancy records accordingly. We will also keep you informed of any future developments as and when they are announced.

If you need clarification on how the Act affects your property or properties, please get in touch with your local branch or click here to email us. Our property management team are here to support you every step of the way.