Breaking down the government’s new Renters’ Rights Act for landlords - and what the changes will mean for tenancies in the UK.
The Renters’ Rights Act: What’s Changing and When
The Renters’ Rights Act introduces a major set of reforms to the private rented sector. The first changes come into effect on 1 May 2026, with additional measures rolling out later.
Here’s a clear breakdown of what’s planned and how the new system is expected to work.
Changes Coming Into Force on 1 May 2026
End of Section 21 (no-fault) evictions
Section 21 notices will be abolished.
All evictions will need to be made through Section 8, which requires a recognised legal ground.
Move to open-ended periodic tenancies
Assured Shorthold Tenancies (ASTs) will be replaced by periodic tenancies.
These will run month-to-month, and tenants will be able to give two months’ notice to end the tenancy.
Updated rules on rent and advance payments
Rent can only be increased once every 12 months.
The maximum advance rent a landlord can request will be one month.
Section 13 will remain the mechanism for proposing rent increases.
Revised grounds for possession
Section 8 grounds will be expanded and updated. Changes include:
Clear provisions for student lets
Grounds for property sales
Rent arrears grounds increasing to three months of arrears before possession can be sought
Ban on rental bidding
It will become illegal to ask for, or accept, offers above the advertised rent.
Stronger anti-discrimination rules
Landlords and agents cannot refuse applicants because they:
Receive benefits
Have children
Reforms Being Introduced Later
National Landlord Database
A new database will require landlords to register themselves and the properties they let.
This system aims to increase transparency and support consistent standards across the sector.
Decent Homes Standard for the private rented sector
The sector will be required to meet the same basic standard used in social housing.
This includes responding to issues such as damp, mould and other hazards within set timeframes, incorporating Awaab’s Law.
New Private Rented Sector Ombudsman
An ombudsman service will be introduced to resolve disputes between landlords, tenants and agents.
Which Tenancies Are Affected?
These reforms will apply to all current and future ASTs. They will not apply to:
Company lets
Premium leases
High-rent tenancies above the statutory threshold
What This Means for the Sector
The shift to periodic tenancies marks the end of fixed-term ASTs. Most tenancies will run on a rolling, month-to-month basis, supported by updated possession grounds and clearer compliance requirements.
While the practical effects will vary depending on each tenancy, the majority of moves within the sector already occur through tenant choice rather than formal notice. The reform is intended to create a more transparent and consistent process rather than dramatically change typical tenancy patterns.
Next Steps
Further guidance will be published as the government sets out the detailed rules, timelines and registration requirements.
We will continue to monitor updates and provide clear summaries as more information becomes available. You may find this link on the Government website useful if you want to dig a little deeper now.
If you have questions about the upcoming changes, our team is here to help explain the practical side and keep you informed as the reforms progress.
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