The Renters' Rights Act, without the panic.
The biggest change to private renting in England in a generation took effect on 1 May 2026. Here is what it did, what it did not do, and what we do about it for you.
What changed on 1 May 2026.
Everything below applies to existing tenancies as well as new ones. There was no transition period.
Section 21 is gone
Possession now needs a ground under Section 8. The grounds were widened to include selling the property and moving in yourself or a close family member, but neither can be used in the first twelve months of a tenancy, and notice periods are longer than they were.
Every tenancy is periodic
Fixed terms ended. Existing fixed-term tenancies converted automatically. Tenants can leave on two months' notice from day one, which puts more weight on choosing the right tenant and keeping them.
Rent rises once a year, by notice
A Section 13 notice on the prescribed form, two months' notice, no more than once a year, and the tenant can challenge it at the First-tier Tribunal. Rent review clauses in agreements no longer work.
No bidding wars, one month in advance
You must advertise a rent and cannot accept more. Rent in advance is capped at one month. Civil penalties for breaches run to £7,000.
Pets, families and benefits
Tenants may request a pet and you need a reasonable ground to refuse within 28 days. Refusing applicants because they have children or receive benefits is unlawful.
Still to come
A national landlord database, with registration required and penalties for letting without it, rolls out from late 2026. A mandatory ombudsman for landlords is expected in 2028. Awaab's Law and a Decent Homes Standard for the private sector follow after consultation.
What we do about it.
Compliance is not a bolt-on. It is the reason most landlords instruct a managing agent now.
At the start
- Advertised rent set and held, no bids accepted
- Applicant checks that are lawful and documented
- Tenancy agreement drafted for periodic tenancies
- Statutory documents served and receipts kept
Every year
- Rent reviewed against the market and a Section 13 notice served correctly
- Certificates renewed before they expire
- Landlord database registration kept current once it opens
- Pet requests answered inside 28 days with a reasoned decision
If it goes wrong
- Arrears acted on from the first missed payment
- The right Section 8 ground chosen and the notice served properly
- Evidence file kept from day one so a claim is not lost on paperwork
- Litigation support through our sister practice where a claim is needed
Not sure your current tenancies are compliant?
Send us the paperwork for one property and we will tell you what is missing. No charge, no obligation.