The Renters' Rights Act 2026: How the New Rules Will Affect Landlords

The Renters’ Rights Act, which received Royal Assent in October 2025, marks the most significant reform to England’s private rented sector in over 30 years. Its first phase comes into force on the 1st of May 2026, introducing sweeping changes that landlords must prepare for now.

Key Changes from 1 May 2026

End of Section 21 “No-Fault” Evictions

From the 1st of May, landlords can no longer use Section 21 notices to evict tenants; therefore, a Landlord must provide the Court with a specific reason for seeking possession.  

Possession will only be possible under updated Section 8 grounds, such as rent arrears, landlord’s intention to sell or move in, and anti-social behaviour.

If you are looking to serve a Section 21 Notice on a Tenant, you must serve the Notice prior to the 30th of April 2026. As long as the Section 21 Notice is served prior to this date, they remain valid and enforceable at the Court until the 31st of July 2026. Should the claim be issued after the 31st of July 2026, relying on a Section 21 Notice, the claim will be struck out.  

All Tenancies Become Periodic

Assured Shorthold Tenancy Agreements (ASTs) with fixed terms will be replaced by open-ended periodic tenancies, giving tenants greater flexibility. Tenants can end their tenancy with two months’ notice at any time. We await further clarification from the Government on how existing ASTs will convert to the new statutory periodic tenancies.

Rent Controls and Fair Practices

• Rent increases will be limited to once per year via the statutory Section 13 process.
• Tenants can challenge increases at the First-tier Tribunal.
• Rental bidding wars will be banned, meaning landlords cannot accept offers above the advertised rent.
• A Landlord may only request one month’s rent in advance.

Stronger Tenant Rights

• A Landlord may no longer discriminate against potential future tenants who may be families or benefit recipients.
• Tenants can request pets, and landlords must consider them reasonably (insurance may be required).

Higher Property Standards

The Decent Homes Standard will apply to private rentals, and landlords must address damp and mould promptly under Awaab’s Law. Local authorities will have stronger enforcement powers, including fines of up to £40,000 for serious breaches.

What Landlords Should Do Now

• Review tenancy agreements for compliance, prepare for conversion to periodic tenancies.
• Plan rent reviews under new rules to ensure compliance with annual increase limits.
• Serve Section 21 notices before the 30th of April if needed, and issue possession claims by the 31st of July 2026.
• Update policies: Remove discriminatory clauses and prepare for pet requests.
• Budget for compliance by anticipating costs for property upgrades to meet the Decent Homes Standard.

Future Phases

Phase 2 (late 2026) will introduce a national landlord property database and a mandatory Private Landlord Ombudsman. Phase 3 will bring further housing quality reforms into 2030 and beyond.

Get in Touch

With just over three months to go before the first phase of the Renters’ Rights Act takes effect, now is the time for landlords to take proactive legal advice. Early action can help you protect your position, avoid costly mistakes, and ensure you remain fully compliant.

If you are considering serving a Section 21 notice, or need clear guidance on how these changes will affect your properties, please contact Amelia Ford, who can advise you on your obligations and next steps. Call 023 8063 9311 or email enquiries@warnergoodman.co.uk to discuss how we can support you.