The Renters’ Rights Act: What Landlords Must Know in 2026

The Renters’ Rights Act introduces the biggest changes in private renting in decades. This guide breaks down the facts landlords need now, including key dates and compliance steps.

The Renters’ Rights Act 2025 received Royal Assent in October 2025 and introduces sweeping reform to the private rented sector, with the first major changes coming into force on 1 May 2026.

These reforms represent the most significant shift since the Housing Act 1988 and will fundamentally alter how tenancies operate in England.

Key Dates You Must Know

• 27 October 2025: Renters’ Rights Act receives Royal Assent.

• 1 May 2026: First phase implementation, all Assured Shorthold Tenancies (ASTs) automatically convert to periodic tenancies and Section 21 “no-fault” evictions are abolished.

• 31 May 2026: Landlords must issue the Government’s information sheet to existing tenants explaining the changes.

• Late 2026 – 2028: Further phases will introduce the PRS Landlord Ombudsman and additional compliance mechanisms.

What’s Changing — The Essentials

Abolition of Section 21 Notices

From 1 May 2026, you can no longer evict tenants without a reason, meaning possession must be sought via the updated Section 8 or other lawful grounds.

Tenancy Structure Changes

Fixed-term ASTs will automatically become periodic tenancies, giving tenants greater security while requiring landlords to adapt their management approach.

Rent Increase Rules

Rent increases will need to follow the formal Section 13 process and can only occur once a year with adequate notice.

Tenant Rights Enhancements

Tenants will have a one-month cap on rent in advance, clearer rights around ending tenancies and stronger protections against unfair practices.

Pets and Fairness

Tenants will have the right to request permission to keep pets, and landlords must consider these requests reasonably.

Let’s Get You Prepared

If you’d like a checklist of what to do and when, or a review of your current tenancies ahead of the May 2026 deadline, get in touch and we can provide the next steps. We’re here to make sure your property portfolio thrives through these reforms.

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