Renters’ Rights Act 2026: What Landlords Need to Know Before 1 May

The government has confirmed that key reforms under the Renters’ Rights Act will come into force on 1 May 2026.

There has been significant media coverage surrounding the changes, and understandably many landlords are asking what this means in practical terms.

This guide explains what is changing, what is not, and how the transition will work.

When Do the Changes Take Effect?

The primary implementation date is 1 May 2026.

From this date, the structure of private tenancies in England will change. Additional elements including the Private Rented Sector database and landlord ombudsman are expected to follow in later phases.

While the date itself is confirmed, detailed secondary guidance continues to be published. As with most housing reform, the practical implications sit in the procedural detail.

What Will Change on 1 May 2026?

1. Assured Shorthold Tenancies (ASTs) Will End

From 1 May 2026, fixed-term Assured Shorthold Tenancies (ASTs) will convert into assured periodic tenancies.

In practical terms:

Tenancies will no longer have a fixed end date.
They will run on a rolling basis.
Tenants will give notice in line with the new statutory framework.
Landlords will regain possession using specified legal grounds.

The structure of tenancies will change, but the ability to manage property and recover possession remains, subject to the revised framework.

2. Section 21 “No-Fault” Evictions Will Be Abolished

Landlords will no longer be able to rely on Section 21 notices.

Instead, possession must be sought under revised Section 8 grounds, expected to include:

Sale of the property
Landlord or family occupation
Rent arrears (with updated thresholds)
Breach of tenancy

The government has indicated that certain grounds will be strengthened to balance the removal of Section 21.

Correct documentation and adherence to process will therefore become even more important.

3. Rent Increases Limited to Once Per Year

Rent increases will:

Be limited to once every 12 months
Require a formal Section 13 notice
Require a minimum statutory notice period

Contractual rent review clauses will not override the statutory process.

This makes timing and correct service of notice essential.

4. Ban on Rental Bidding

Landlords and agents will not be permitted to accept offers above the advertised rent.

Properties must be marketed transparently at a clear asking rent and let at that level.

This increases the importance of accurate pricing at the outset.

5. Restrictions on Advance Rent

There will be tighter controls around the way rent is taken at the start of a tenancy.

Historically, first month’s rent has been secured before keys were released, meaning the landlord retained control over initial payment prior to granting possession.

Under the revised framework, restrictions on rent in advance reduce that flexibility. Once a tenancy is signed and possession is granted, recovery of unpaid rent becomes a legal process rather than a preventative one.

For the vast majority of tenancies this will make little practical difference. However, the financial exposure at the very start of a tenancy increases slightly if a tenant were to sign and then default immediately.

This makes structured income protection increasingly relevant.

Well-designed rent warranty policies can provide cover from the first missed payment and include legal expenses cover should possession action become necessary.

As possession routes become more procedural and Section 21 is removed, protecting rental income moves from being a reassurance to becoming part of sensible portfolio risk management.

What Is Not Changing?

Despite some of the headlines, many existing compliance obligations remain:

Annual Gas Safety Certificates
Electrical Installation Condition Reports (EICRs)
EPC requirements
Deposit protection rules
Licensing schemes (HMO and selective licensing)

The reform does not remove a landlord’s ability to operate successfully. It restructures the tenancy framework within which property is managed.

For landlords who already operate compliantly, this is a structural adjustment rather than a fundamental disruption.

Do Existing Tenancies Need to Be Rewritten?

No.

Existing written tenancy agreements will automatically convert to periodic tenancies on 1 May 2026. There is no requirement to reissue agreements purely because of the reform.

Tenants will need to receive a government-issued information statement explaining the changes, and processes will need to align with the updated framework.

Why Process and Documentation Will Matter Even More

Local authorities will have strengthened enforcement powers under the revised framework.

In practice, this means:

Compliance records must be complete and accessible
Notices must be served correctly and within statutory timeframes
Rent review procedures must follow formal requirements
Documentation must align precisely with legislation

The margin for administrative error narrows.

A Final Word

The Renters’ Rights Act 2026 represents a shift in tenancy structure, not a removal of landlord control. The ability to regain possession, review rent and manage property remains, but the margin for procedural error narrows.

As regulation becomes more technical, disciplined systems and proactive oversight become increasingly valuable.

Where properties are professionally managed, the transition will be handled methodically and compliantly ahead of 1 May 2026.

We will continue to monitor developments and provide further updates as additional guidance is released.

Frequently Asked Questions:

When exactly does the Renters’ Rights Act come into force?

The primary implementation date is 1 May 2026. From this date, Assured Shorthold Tenancies (ASTs) will convert to periodic tenancies and Section 21 notices will be abolished. Further reforms, including the landlord database and ombudsman scheme, are expected to follow in later phases.

Will all fixed-term tenancies automatically end on 1 May 2026?

No. Existing fixed-term tenancies will not “end” on 1 May 2026. Instead, they will automatically convert into periodic tenancies under the new framework. There is no requirement to reissue agreements purely because of the reform.

Can landlords still regain possession after Section 21 is abolished?

Yes. The removal of Section 21 does not remove a landlord’s ability to regain possession. Instead, possession must be sought under revised Section 8 grounds, which are expected to include sale of the property, landlord occupation, serious rent arrears and breach of tenancy.

The process becomes more structured, but possession routes remain available.

How often can rent be increased after 1 May 2026?

Rent increases will be limited to once every 12 months and must follow the formal statutory process using a Section 13 notice. Informal rent review clauses will no longer override this requirement.

Do landlords need to serve notice before 1 May 2026?

There is no requirement to serve notice pre-emptively. Each landlord’s circumstances are different, and decisions around possession should be based on individual property strategy rather than generalised headlines.

Are financial penalties increasing?

Local authorities will have strengthened enforcement powers under the new framework. Penalties relate to breaches of housing law rather than the act of letting property itself.

Landlords who maintain proper compliance records and follow statutory procedures should not experience difficulty.

What should landlords be doing now?

At this stage:

Ensure compliance documentation is up to date
Keep clear records of safety certification
Monitor further guidance as it is released
Take professional advice where needed

For landlords with structured compliance systems in place, the transition should be administrative rather than disruptive.

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