Renters’ Rights Act: What do these changes mean for both landlords and tenants?
The abolishment of Section 21, rent increases restricted to only one per year, mandatory property registration are just a handful of the changes coming in May 2026. Find out what these changes are and how you may be affected.
The Renters’ Rights Act has progressed through government, received Royal Assent in late October 2025 and is due to be implemented in May 2026. Our Guide will help you understand what the Act entails and how you may be affected.
These incoming changes are increasing both the complexity and compliance needed by landlords. So, what changes are part of this Renters Reform Act?
The end of Fixed-Term Tenancies
As soon as the Act is implemented, Section 21 will be abolished and in its place, Section 8. This allows landlords to regain possession of their property only under prescribed grounds.
The prescribed grounds for regaining possession will vary depending on the situation. In cases where the landlord wants to sell the property or move back in, landlords will be required to give 4 months’ notice to the tenants and this notice cannot be given within the first 12 months from the beginning of the tenancy. In cases where the tenant is in rent arrears, breaches the terms of their rental agreement or is involved in
anti-social behaviour, the prescribed grounds will also differ.
Landlords will not be able to issue fixed-term tenancy agreements, meaning all tenancies will now be rolling periodic agreements where the tenants can leave at any time with two months’ notice.
Mandatory Property Registration
Landlords will be required to sign up to a Landlord Redress Scheme before the property is allowed to be marketed. The purpose behind this is to allows tenants to seek redress against landlords, it’s also expected to be both cheaper and quicker the going through the courts.
Changes to Rent
Bidding above the advertised rent is no longer allowed. The agreed rent will either be at or below the advertised price.
Any increases to rent will have to be done formally, via a Section 13 notice and increases to rent will now be restricted to once a year.
Notable changes for tenants
Decent Homes Standard will now apply to the Private Rented Sector, ensuring a better minimum standard of living. There’ll be stronger rules regarding damp & mould, insultation, heating & ventilation systems. Awaab’s Law will also apply, outlining times to investigate and repair certain issues.
Landlords will no longer be able to unreasonably refuse a tenant’s pet request. All tenants must be provided with a written tenancy agreement and stronger anti-discrimination protections for tenants with disabilities.
What does enforcement look like?
Local Authorities’ enforcement powers are being strengthened. Civil penalties for repeat offences will be increased from £30,000 to £40,000 initial or minor non-compliance are being increased up to £7,000 whilst. Their enforcement powers are also being extended as more types of non-compliance will be able to be penalised via civil penalties including illegal evictions, which can currently only be prosecuted in court. Penalties on Rent Repayment Orders could be demanded on some of the new offences, with penalties being increased from 12 to 24 months’ rent; superior landlords and company directors could now also be liable.
Phase 1: Tenancy Reform Timeline
January 2026: Draft Statutory Instrument (SI) was released. It contains the written information PRS landlords must provide tenants with at the start of their tenancy.
March 2026: Transitional Regulations will be released, providing more clarity on how both landlords and agents can prepare for the change. Final Statutory Instrument (SI) will be released to landlords and agents. This is to finalise Assured Periodic Tenancy Agreements for use on tenancies starting from 1 May 2026. An information sheet produced by the Government will be released too. This explains to tenants how their tenancy will change if it was entered into before 1 May 2026. landlords will have until 31 May 2026 to give this to tenants.
April 2026: 30 April is the final date for landlords to serve a section 21 notice.
May 2026: Tenancy reform measures implemented will be implemented on 1st May. May 31st is the final deadline for serving the Government information sheet on tenants in AST’s pre-1st May 2026.
July 2026: 31st July will be the final deadline for landlords that are applying for possession to the courts via Section 21.
Follow this link to read the government’s guidance on the Act.