Renters’ Rights Act: One Week On – What Landlords Need to Know Now

 

The Renters’ Rights Act has now been in force for just under a week, taking effect on 1 May 2026 and marking the biggest overhaul of the private rental sector in over 30 years.

While the headlines — such as the abolition of Section 21 — have been widely reported, the reality is that many of the most important changes are operational. Now that the Act is live, the focus has shifted from what is changing to how it works in practice.

With the initial rollout underway and official government guidance now available, here is a clear summary of where things stand today and what landlords need to be doing.

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What Has Changed Immediately (From 1 May 2026)

Section 21 has been abolished

Landlords can no longer rely on “no fault” evictions. Instead, possession must be obtained using Section 8 and a valid legal ground, such as:

• intention to sell (Ground 1A)
• landlord or family occupation
• rent arrears or breach of tenancy

All tenancies are now legally protected from eviction without reason, and the old “serve notice and decide later” approach is no longer possible.

This creates greater flexibility for tenants, but requires landlords to be more structured in planning exits or sales.

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All tenancies are now rolling

Fixed‑term ASTs have effectively ended.

• All tenancies have converted (or now start as) Assured Periodic Tenancies
• Tenants can give two months’ notice at any time
• There is no fixed end date

This creates greater flexibility for tenants, but requires landlords to be more structured in planning exits or sales.

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Selling has fundamentally changed

If a landlord wants vacant possession to sell:

• They must use Ground 1A
• Provide at least four months’ notice
• Demonstrate a genuine intention to sell

Most importantly:

If possession is obtained using Ground 1A, the property cannot be re‑let for 12 months.

This has introduced a significant commercial risk, meaning timing and strategy are now critical when selling a rental property.

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Rent increases are now standardised

• Rent can only be increased once per year
• A revised Section 13 notice must be used
• At least two months’ notice must be given

Tenants also have greater rights to challenge increases through the Tribunal.

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Upfront rent and payment rules tightened

There are now strict controls on rent payments:

• You cannot request or accept rent before the tenancy is signed
• After signing, you can only take up to one month’s rent before move‑in
• Tenants can choose to pay early after the tenancy has started, but this must not be required

This is a major shift from previous practices, particularly for higher‑risk tenancies.

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Rental bidding is banned

• You must advertise a clear asking rent
• You cannot accept offers above that figure
• You cannot encourage competition to push rents higher

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Stronger protection for tenants

Landlords and agents must not:

• Refuse applicants because they receive benefits
• Reject tenants with children
• Use discriminatory language in advertising

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Pets: a new standard approach

Tenants now have the right to request permission for a pet, and:

• Landlords must consider requests reasonably
• A response must be given within 28 days
• Refusals must be justified

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Immediate Compliance Requirement: The Information Sheet

One of the most important short‑term obligations is:

All existing tenants must be served with the official Renters’ Rights Act Information Sheet by 31 May 2026.

This applies to almost every assured tenancy with a written agreement, and failure to comply can result in a financial penalty from the local authority.

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What Has Already Changed Behind the Scenes

Although less visible, enforcement has also been strengthened.

Local authorities now have:

• Increased powers to request information and inspect properties
• Greater ability to issue financial penalties for breaches

This means compliance is not just good practice — it is now actively monitored.

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What’s Still to Come

While the core tenancy reforms are now live, further changes are due:

• A national landlord database (registration expected later in 2026)
• A new Private Rented Sector Ombudsman
• Longer‑term changes to:
  • EPC requirements
  • Decent Homes standards
  • Repair response timeframes (Awaab’s Law)

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What This Means in Practice

Six days in, the key takeaway is clear:The balance of power has shifted — and landlords must now operate with clearer structure and stronger compliance processes.

In particular:

• You must plan when recovering possession
• You must be careful when taking rent or agreeing on payment structures
• You must ensure that documentation and communication are compliant
• You must be aware that decisions — especially around sales — now carry long‑term consequences

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We’re Here to Help

The Renters’ Rights Act represents a structural shift, not just a legal one.

Our role remains the same — to protect your investment, ensure full compliance, and guide you through these changes clearly and practically.

If you have any questions about how the Act affects your property or portfolio, please do not hesitate to contact our team.