Renters’ Rights Act 2026: What UK Landlords & Tenants Need to Know (Updated for 2026)
The Renters’ Rights Act 2026—previously known as the Renters Reform Act—marks one of the most substantial transformations to the private rented sector in a generation. Coming into force on 1 May 2026, the Act reshapes the rules around evictions, rent increases, tenancy structures, property standards and regulatory compliance.
For landlords, tenants, letting agents and property investors, understanding these changes is essential. Not only does the new legislation introduce stricter compliance obligations, but it also increases the legal risks for those who fail to adapt. Below, we outline everything you need to know and what steps you should take now to stay compliant.
1. The End of Section 21 “No‑Fault” Evictions
The most significant change under the Renters’ Rights Act is the abolition of Section 21, meaning landlords will no longer be able to end a tenancy without providing a legally recognised ground.
What This Means for Landlords
Under the new rules:
- All possession claims must rely on Section 8 statutory grounds.
- The permitted grounds include:
- Intention to sell the property
- Intention to move into the property
- Serious rent arrears or persistent late payment
- Anti‑social behaviour
- Transitional rules apply for valid notices served before 1 May 2026.
This shift significantly raises the evidential burden on landlords and makes the possession process more complex. Landlords previously relying on fixed‑term expiries or “no‑fault” notices will need to ensure statutory grounds are clearly documented. Our team can advise on preparing strong evidence to support future possession claims.
2. All Tenancies Move to Rolling Periodic Agreements
From May 2026, fixed‑term assured shorthold tenancies (ASTs) will be abolished. Every tenancy will automatically convert into a rolling periodic tenancy aligned with the rent‑payment cycle.
Key Implications
- Tenancies renew automatically and no longer have a fixed end date.
- Tenants may leave at any time by giving two months’ notice.
- Landlords lose the ability to rely on fixed‑term planning for refinancing, re‑letting or portfolio management.
This marks a complete shift away from time‑based tenancies toward a reasons‑based possession system, increasing the importance of compliance and proactive legal planning.
3. New Restrictions on Rent Increases
The Renters’ Rights Act introduces strict controls over how and when landlords can increase rent.
Landlords Must Now Comply With:
- Only one rent increase per 12 months
- Mandatory use of the statutory Section 13 process
- A minimum of two months’ notice before the increase takes effect
- Rent review clauses in tenancy agreements will no longer be enforceable
- Tenants have the right to challenge above‑market rent increases
These measures are designed to prevent “backdoor evictions” and give tenants more stability—but they significantly tighten landlords’ pricing flexibility.
4. Ban on Rental Bidding Wars
Under the new reforms, landlords and agents cannot invite or accept offers above the advertised rent.
This places responsibility on landlords to advertise properties accurately and eliminates competitive bidding practices that have become common in high‑demand areas.
5. Strengthened Tenant Rights: Pets, Discrimination & Upfront Rent
The Act expands tenant protections in several key areas.
Right to Request a Pet
Landlords must consider pet requests reasonably and may only require pet insurance, not additional deposits.
Ban on Discriminatory Letting Practices
Landlords can no longer refuse:
- Tenants with children
- Tenants receiving benefits
- Other blanket categories of renters
Limits on Rent in Advance
Landlords may request no more than one month’s rent upfront.
These changes increase compliance obligations and mean landlords must update policies, advertising standards and internal processes.
6. New Regulatory Framework: Ombudsman & National Database
Two major regulatory changes arrive with the Act:
Private Landlord Ombudsman
A new, mandatory Ombudsman will handle tenant complaints, offering a faster and less costly alternative to court proceedings.
Private Rented Sector (PRS) Database
From late 2026, landlords must:
- Register their properties
- Update key information
- Comply with verification requirements
Failure to comply could result in:
- Civil penalties
- Significant fines
- Criminal sanctions in severe cases
Now is the time for landlords to prepare for registration and ensure record‑keeping is up to standard.
7. Higher Property Standards: Awaab’s Law & Decent Homes Requirements
The Renters’ Rights Act strengthens safety and quality obligations by introducing:
Awaab’s Law
Landlords must resolve damp, mould and other health hazards within strict timeframes.
Decent Homes Standard for the PRS
The same standard long applied to social housing now extends to private rentals, meaning:
- Higher expectations for energy efficiency
- Tightened repair obligations
- Stricter enforcement and inspections
These requirements significantly heighten landlords’ maintenance duties and risk exposure.
8. Mandatory Written Statement of Terms
From 1 May 2026, landlords must provide all tenants with a standardised written statement including:
- Full tenancy terms
- Safety duties
- Notice procedures
- Pet policies
- Repair and compliance obligations
Existing tenants must receive the government’s Information Sheet by 31 May 2026.
Failure to provide the correct documents may invalidate certain landlord rights and trigger penalties.
What Landlords Should Do Now
To ensure full compliance, landlords should take the following steps as soon as possible:
1. Audit All Tenancy Agreements
Remove unenforceable clauses and update documents for the new periodic framework.
2. Review Possession Strategies
Prepare to transition from Section 21 to evidence‑led Section 8 claims.
3. Implement New Rent Review Processes
Ensure rent increases follow strict statutory rules and notice periods.
4. Upgrade Repair and Maintenance Systems
Meet Awaab’s Law deadlines and new Decent Homes standards.
5. Prepare for Ombudsman and PRS Database Registration
Good record‑keeping and compliance will be essential to avoid fines.
Seeking early legal advice will help landlords minimise risk, avoid disputes and ensure seamless compliance with the new regime.
How We Can Help
At Rose & Rose, our specialist landlord and tenant solicitors can assist with:
- Drafting compliant tenancy agreements for 2026 and beyond
- Advising on possession under the new legal framework
- Defending or initiating rent review challenges
- Navigating property standards, repairs and Awaab’s Law obligations
- Preparing for PRS Database registration and Ombudsman processes
If you need expert legal advice on how the Renters’ Rights Act affects your properties or tenancies, contact us today.
This information is for general guidance only and does not constitute legal advice. For tailored advice, please contact our specialist solicitors.