The government has confirmed that the first stage of the Renters’ Rights Act will begin on 1 May 2026. This marks the start of the biggest set of changes to tenancy law for more than 30 years.
Here is a simple overview of what’s coming, what stays the same for now, and how you can start preparing.
What happens on 1 May 2026?
From this date, several major reforms to the private rented sector (PRS) will take effect:
- No more Section 21 ‘no-fault’ evictions
Landlords will no longer be able to use Section 21 notices to end a tenancy. Instead, all evictions will go through updated Section 8 grounds, which the government says will be “fair for both parties.”
- Most tenancies will automatically become periodic
Fixed-term tenancies will be replaced by Assured Periodic Tenancies.
Tenants will be able to stay as long as they wish, or they can leave with two months’ notice.
- Stronger possession grounds where there are issues
The government is expanding Section 8 grounds to make it easier to regain possession if:
a tenant commits anti-social behaviour, or
is in serious or persistent rent arrears
- Rent increases limited to once a year
Landlords must use the updated Section 13 process and give at least two months’ notice of any proposed increase.
- No rental bidding and no large rent in advance
Landlords and agents will not be able to accept offers above the advertised rent or request more than one month’s rent in advance.
- New anti-discrimination rules
It will be illegal to refuse to let a property, or limit access to information or viewings, because a tenant:
has children, or
receives benefits
- Pet requests must be considered fairly
Tenants will be able to request permission for a pet, and landlords will need to respond within 28 days. Refusals must be based on valid reasons.
- Stronger enforcement powers for councils
Councils will gain expanded powers, including higher civil penalties and wider use of rent repayment orders.
What changes before May 2026?
On 27 December 2025, councils will receive new investigatory powers, including the ability to:
inspect properties more easily
request documentation
access certain third-party data
This means enforcement activity is likely to increase even before the main reforms take effect.
When will guidance be available?
The government has committed to publishing further guidance.
Landlord-facing guidance: November 2025
Tenant-facing guidance: April 2026
This is intended to help landlords update processes, documents, tenancy agreements and systems ahead of May.
What isn’t changing yet?
The reforms apply to the private rented sector only in Phase One.
Social housing landlords will move to the new system later.
Additionally, the government has not yet published:
the secondary legislation
updated template agreements
the full details of the new Section 8 grounds
These will follow during 2025–26.
What should landlords do now?
Here are some practical steps:
- Review your current tenancy agreements
Fixed-term agreements will transition to periodic, so it’s worth planning ahead.
- Check your rent-review processes
Make sure any increases follow the “once per year” rule and the new notice period.
- Keep clear evidence of any anti-social behaviour or arrears
The updated grounds emphasise documentation.
- Plan for pet requests
Consider insurance, property suitability, and any conditions you may apply.
- Stay informed
Further regulations will be published over the coming months. Agents will be supporting landlords through each step.
Our message to landlords
These reforms represent a significant shift, but there is time to prepare. The new system is designed to be clearer and more consistent for both landlords and tenants. We’ll continue to monitor updates, break down the details and help ensure your tenancies remain compliant and well-managed.
If you have any questions about how the changes may affect your property or portfolio, please contact us — we’re here to help.
