The long-awaited overhaul of the private rented sector is finally here. The Renters’ Rights Act (previously referred to as the Renters Reform Act) represents one of the most significant shifts in landlord–tenant law in decades. Coming into force on 1 May 2026, the new legislation introduces reforms affecting possession, rent increases, contract structures and regulatory compliance.
For landlords, tenants, letting agents and property investors, understanding the changes is critical—not only to stay compliant, but also to mitigate legal risk. We have outlined a practical breakdown of what the new law means, supported by the latest official updates and legal commentary.
End of Section 21 “No-Fault” Evictions
One of the headline reforms is the complete abolition of Section 21. Landlords will no longer be able to evict without providing a statutory ground for possession.
What this means:
- Possession can only be sought using Section 8 grounds.
- Landlords must rely on reasons such as:
- Intention to sell the property
- Intention to move in
- Serious rent arrears or anti-social behaviour
- Transitional protections exist for notices served before 1 May 2026.
This carries a legal risk for Landlords who previously relied on fixed-term endings or quick possession routes as they will now face higher evidential and procedural requirements. We can provide early guidance on evidencing statutory grounds.
All Tenancies Become Periodic
From May 2026, fixed-term assured shorthold tenancies are abolished, replaced by rolling periodic tenancies that align with the rent cycle.
Key implications:
- Tenancies renew automatically without a fixed end date.
- Tenants can give two months’ notice at any time.
- Portfolio planning becomes more complex for landlords.
This represents a fundamental shift from time-based to reasons-based possession.
Limits on Rent Increases
The Act imposes significant restrictions on rent inflation. According to the latest guidance:
- Rent increases are limited to once per year.
- Review clauses in tenancy agreements are no longer enforceable.
- Rent must be adjusted using the Section 13 statutory process, with two months’ notice.
- Tenants can challenge above-market increases through formal routes.
This curbs practices such as forced rent hikes used as “backdoor evictions.”
Ban on Rental Bidding Wars
The Act prohibits agents and landlords from encouraging bids above the advertised rental price. This is intended to improve fairness in competitive rental markets.
New Tenant Protections: Pets, Discrimination & More
The legislation dramatically broadens tenant rights, including:
- Right to Request a Pet – Landlords cannot unreasonably refuse a tenant’s request for a pet, although they may require pet insurance.
- Ban on Discrimination – Blanket refusals of tenants with children or those receiving benefits are now illegal.
- Upfront Rent Limits – Landlords may request no more than one month’s rent in advance.
These reforms favour tenants but also increase compliance obligations for landlords which can be difficult to navigate.
New Regulatory Landscape: Ombudsman & National Database
The government will introduce:
- A Private Landlord Ombudsman for easier dispute resolution.
- A Private Rented Sector Database, rolling out from late 2026, requiring landlords to register properties.
Failure to comply may lead to enforcement action, fines and potential criminal liability for severe breaches.
Higher Property Standards: “Awaab’s Law” and Decent Homes Standard
The Act expands health and safety requirements, including:
- Faster repair obligations for damp and mould (“Awaab’s Law”).
- Extension of the Decent Homes Standard to the private sector.
These changes significantly raise landlords’ maintenance duties and compliance risk.
Mandatory Written Statement of Terms
From 1 May 2026, landlords must provide tenants with a standardised written statement covering:
- Tenancy terms
- Safety obligations
- Pet rights
- Notice requirements and more
Existing tenants must receive a government “Information Sheet” by 31 May 2026.
What Should Landlords Do Now?
Landlords should take steps immediately to prepare for full implementation.
- Audit all tenancy agreements – Ensure compliance with new periodic tenancy requirements and remove unenforceable clauses.
- Review possession strategies – Transition from Section 21 reliance to evidence-based approaches under Section 8.
- Implement rent review procedures – Shift to Section 13 processes and diary future rent increase windows carefully.
- Improve repair response systems – Prepare for Awaab’s Law and higher property standards.
- Register for upcoming databases and ombudsman schemes – Stay ahead of regulatory deadlines.
This is an excellent time for landlords to seek legal advice to reduce future disputes and avoid enforcement penalties.
How Rose & Rose Can Help
As specialist landlord and tenant solicitors, we can assist with:
- Drafting compliant tenancy agreements
- Possession proceedings under the new legal framework
- Rent review challenges and defences
- Advising on property standards and repair obligations
- Navigating the Ombudsman and PRS Database requirements
If you need tailored legal advice on the Renters’ Rights Act and how it affects your properties or tenancies, contact our team today.
