The biggest change in decades
On 1 May 2026, the Renters' Rights Act 2025 comes into force across England. It represents the most significant reform to private renting legislation since the Housing Act 1988 introduced assured shorthold tenancies almost four decades ago.
The Act was designed to rebalance the relationship between landlords and tenants, giving renters greater security while preserving legitimate grounds for landlords to recover their property. Whether you manage one buy-to-let or a portfolio of fifty, the changes affect you directly.
Key date: The Act received Royal Assent in late 2025, but the main provisions do not take effect until 1 May 2026. That gives landlords a narrow window to prepare.
Section 21 is abolished
The headline change is the abolition of Section 21 "no-fault" evictions. From 1 May 2026, landlords will no longer be able to end a tenancy simply by giving two months' notice without stating a reason.
Instead, all possession proceedings must be brought under Section 8 of the Housing Act 1988, using one of the legally defined grounds. These include:
- Rent arrears — serious or persistent non-payment of rent
- Antisocial behaviour — conduct causing nuisance or annoyance to neighbours
- Sale of the property — where the landlord genuinely intends to sell
- Landlord or family moving in — where the landlord or a close family member needs to occupy the property as their home
- Breach of tenancy terms — where the tenant has broken a substantive condition of the agreement
Important: The "sale of property" and "moving in" grounds cannot be used within the first twelve months of a tenancy. Plan ahead if you are considering selling or occupying a newly let property.
Landlords will need to provide evidence to support their stated ground. The courts are expected to scrutinise possession claims more closely, so thorough record-keeping will be essential.
All tenancies become periodic
Under the new regime, all assured shorthold tenancies automatically become periodic tenancies. This means there are no more fixed terms — tenancies roll on a month-by-month (or period-by-period) basis from the outset.
For existing fixed-term tenancies that are still running on 1 May 2026, they will convert to periodic tenancies on that date. You cannot enforce a fixed term beyond the commencement date of the Act.
This is a fundamental shift in how tenancies work. Landlords can no longer rely on a fixed term to guarantee a minimum income period. However, tenants also cannot simply leave mid-tenancy without giving proper notice.
New rules on rent increases
The Act introduces tighter controls on how and when landlords can increase rent:
- Once per year only — rent can be increased no more than once in any twelve-month period
- Two months' notice — landlords must give at least two months' written notice of a rent increase using the prescribed Section 13 form
- Market rate only — the increase must reflect the open market rent for the property
- Tribunal challenge — tenants can refer any proposed increase to the First-tier Tribunal, which will determine a fair market rent
Practical tip: Keep records of comparable rents in your area. If a tenant challenges your increase at tribunal, you will need evidence that the proposed rent is in line with the local market.
Rent review clauses in tenancy agreements that allow for increases above market rate or more frequently than once per year will be unenforceable.
Asymmetric notice periods
The Act introduces different notice periods for landlords and tenants:
- Notice periods vary by ground — four months for selling or moving in, four weeks for rent arrears, and shorter periods for antisocial behaviour
- Tenants need only give two months' notice to end a tenancy at any time
This asymmetry reflects the Act's intention to give tenants greater security. For landlords, it means factoring in longer void periods when planning property disposals or re-lettings.
Limits on advance rent
No more than one month in advance
From 1 May 2026, landlords cannot request or accept more than one month's rent in advance. This provision is designed to prevent tenants from being pressured into paying large upfront sums, particularly in competitive markets.
Combined with the existing Tenant Fees Act provisions that cap deposits at five weeks' rent, this significantly limits the upfront costs a landlord can charge. Landlords who have previously relied on advance rent as a screening mechanism will need to adjust their approach.
The Private Landlord Ombudsman
The Act establishes a new Private Landlord Ombudsman, creating a formal dispute resolution mechanism that sits between informal negotiation and court proceedings.
- All private landlords must register with the ombudsman service
- Tenants can bring complaints about property standards, repairs, and landlord conduct
- The ombudsman can order remedies including compensation and specific actions
- Decisions are binding on landlords but tenants retain the right to pursue court action
The ombudsman is part of Phase 2 of the Act's implementation. It will launch after the new landlord database (see below), with mandatory membership expected from 2028. While it will not be in place on 1 May 2026, landlords should prepare for it as part of the broader compliance landscape.
Note: Although ombudsman registration is not required on day one, it will become mandatory once the scheme launches. Keep an eye on government announcements for the exact timeline.
The landlord register
A new national landlord register will be introduced, though this will roll out on a phased, area-by-area basis from late 2026 rather than launching on 1 May.
The register will require landlords to provide details of themselves and their rental properties. It is intended to improve transparency and help local authorities identify and act against rogue landlords. The government has indicated that registration will carry a fee, though the amount has not yet been confirmed.
While the register is not an immediate concern for 1 May, landlords should keep an eye on announcements about their local area's roll-out date.
What you need to do for existing tenancies
If you have tenants in situ on 1 May 2026, there are specific steps you must take:
- Send the government information sheet — the government will publish a standard information sheet in March 2026 that must be provided to all existing tenants by 31 May 2026. This explains their rights under the new Act. It can be sent electronically (e.g. by email or link) or in hard copy.
- Understand what changes automatically — you do not need to re-paper or reissue existing tenancy agreements. The Act overrides conflicting clauses (fixed terms, non-compliant rent review provisions) automatically. However, it is worth familiarising yourself with which clauses are now unenforceable.
- Note the new pet rules — tenants will have a formal right to request to keep a pet, and landlords cannot unreasonably refuse. You must respond within 28 days. Blanket "no pets" clauses in existing agreements will be unenforceable.
- Update your record-keeping — with Section 8 grounds requiring evidence, maintaining thorough records of communications, rent payments, property condition, and any issues is more important than ever.
Deadline: The government information sheet must be sent to all existing tenants by 31 May 2026. Failure to comply can result in a civil penalty of up to £7,000 imposed by your local authority.
How Rental1 helps you stay ahead
The Renters' Rights Act places a premium on organisation, documentation, and timely action. That is exactly what Rental1 is built for.
Certificate and compliance tracking
Gas safety certificates, EICRs, EPC ratings, and other compliance documents are tracked with automatic expiry reminders. You will never miss a renewal deadline, and your records are always audit-ready.
Tenancy management
Manage periodic tenancies with clear visibility over tenancy dates, tenant details, and key milestones. Keep all your tenancy information organised so you can act quickly when you need to.
Document storage
Store tenancy agreements, inspection reports, correspondence, and the required government information sheet in one secure location. When you need to evidence a possession ground or demonstrate compliance, everything is at your fingertips.
Rent tracking
Monitor rent payments, track arrears, and maintain a clear payment history. If you ever need to pursue a possession claim on rent arrears grounds, you will have a complete, timestamped record.
Getting started is free. Rental1's Starter plan lets you manage your first property at no cost. Create your account and start preparing for the changes today.