How will the Renters Rights Act impact landlords from 01/05/2026? Watch our full webinar here
Catch up on a clear, practical breakdown of the renters rights act, what is changing from 1 May 2026 and how landlords can prepare now to stay compliant and protect their investment
Renters Rights Act- changes from 01 May 2026
We recently hosted a live webinar for landlords covering the Renters Rights Act and what the changes mean in practice ahead of the 1 May 2026 implementation. With so much noise and uncertainty around the legislation, we wanted to cut through the headlines and provide a clear, practical explanation of what is actually changing, what remains the same and how landlords can prepare. Please read our previous blogs and/or to watch the full session, you can access the recording below.
What is the Renters Rights Act and when does it take effect
The Renters Rights Act received Royal Assent in October 2025, with enforcement beginning shortly after. The majority of changes that landlords will notice day to day come into effect from 1 May 2026. Whilst there have been minor tweaks since the draft stages, the overall direction of the legislation has remained consistent. The intention is to raise standards across the private rented sector and create a more structured and transparent system for both landlords and tenants.
The biggest change: tenancy structure
One of the most significant changes is the move away from fixed term tenancies. All tenancies will now become assured periodic tenancies from the outset, meaning they will roll on a monthly basis with no fixed end date. For tenants, this creates more flexibility. For landlords, it removes the certainty of a fixed end date and shifts the focus onto ongoing management and communication.
Section 21 removed and section 8 becomes the route to possession
The abolition of Section 21 is one of the most widely discussed elements of the Act. Landlords will no longer be able to regain possession without providing a valid reason. Instead, all possession will be carried out under Section 8 using specific grounds. Importantly, landlords can still regain possession in key situations, including if they wish to sell the property, if they or a family member intend to move in, and if there are rent arrears or breaches of tenancy. However, the process becomes more structured and evidence based, making documentation and correct procedures more important than ever.
Changes to rent and how increases are handled
Rent reform is another key area. Rent can only be increased once per year, increases must reflect the market rate, tenants can challenge increases through a tribunal, and bidding wars between tenants are no longer permitted. This creates a more controlled system, but also means landlords must be confident in how rents are set and supported with evidence.
Rent in advance and affordability
Upfront rent payments will be restricted to one month. This removes the ability for tenants to secure a property by offering several months in advance, which has previously been used in certain situations. As a result, referencing and affordability checks become even more important, particularly for self employed or relocating tenants.
Stronger tenant rights including pets
Tenants will have the right to request a pet, and landlords must consider these requests reasonably. There are still valid reasons to refuse, such as restrictions in a lease, but blanket bans will be more difficult to justify. This reflects a wider shift towards tenants treating rental properties as longer term homes.
Property standards and compliance are increasing
The Act also links to wider reforms around property standards. Awaab’s Law will be extended to the private rented sector, placing clear expectations on landlords to deal with issues such as damp and mould within defined timeframes. Alongside this, the Decent Homes Standard is expected to be introduced, bringing minimum standards in line with social housing. The key theme here is clear: record keeping and response times will be critical.
Landlord database and ombudsman
A new landlord database and ombudsman scheme will be introduced. This will increase transparency across the sector, provide tenants with a formal route to raise complaints, and give local authorities greater oversight. For landlords already operating professionally, this should not create significant additional burden, but it will highlight poor practice more clearly.
What landlords should do nowWhilst the changes may feel significant, the landlords who prepare early will be in the strongest position. Practical steps include reviewing tenancy agreements and current arrangements, ensuring full compliance across all properties, improving maintenance systems and record keeping, understanding current market rents, and considering insurance and risk protection.
Other changes landlords should be aware of
Alongside the Renters Rights Act, there are two other important developments. Making Tax Digital will require landlords with rental income over £50,000 from April 2026 to submit quarterly updates to HMRC, moving away from annual tax returns. Minimum energy efficiency standards are also expected to tighten, with a direction of travel towards EPC C by around 2030, although timelines and cost caps are still to be confirmed. We have covered both of these in more detail in previous blogs.
Final thoughts
We completely understand that this can feel like a lot to take in, particularly alongside existing responsibilities such as compliance certificates and safety regulations. However, for landlords who are already following best practice, this is more of an evolution than a complete overhaul. You can still regain possession when needed, and the fundamentals of good property management remain the same.
