From 1st May 2026, the Renters’ Rights Act introduced significant changes to the private rental sector, affecting landlords, tenants and letting agents across England.
Victoria Skelton, Head of Litigation and our landlord and tenant specialist, has provided the following summary of the key changes landlords should now be aware of.
Section 21 Notices Have Been Abolished
Landlords are no longer able to use Section 21 “no-fault” notices to regain possession of their properties. Any possession claim must now proceed under the Section 8 process using one of the statutory grounds for possession, such as rent arrears, anti-social behaviour, selling the property or moving back into the property yourself.
Fixed-Term ASTs Have Ended
Assured shorthold tenancies have now moved to periodic tenancies, meaning most tenancies automatically continue on a rolling basis. Existing ASTs converted automatically on 1st May 2026.
Landlords should ensure tenancy agreements and management processes have been updated to reflect the new legal position.
Rent Increases Are More Restricted
In most cases, rent can now only be increased once every 12 months and landlords must follow the correct statutory notice procedure.
Tenants also have increased rights to challenge rent increases they believe exceed market value.
New Rules on Rent in Advance and Tenant Protections
The legislation restricts the amount of rent landlords can request upfront and strengthens protections for tenants with children and those receiving benefits.
Landlords should also be aware that tenants now have stronger rights when requesting permission to keep pets.
Information Sheet and Written Terms Requirements
Landlords are required to provide tenants with the prescribed Renters’ Rights Act information sheet. Existing tenants must receive this by 31st May 2026.
In addition, where tenancies do not currently have written tenancy terms in place, landlords are now required to provide tenants with written details of the key terms of the tenancy.
Failure to comply with the new requirements could result in financial penalties and may affect a landlord’s ability to take enforcement or possession action.
Need Advice?
The changes introduced by the Renters’ Rights Act are substantial and landlords should review their tenancy agreements, procedures and compliance obligations carefully.
For tailored advice on how the new legislation affects you or your property portfolio, please contact Victoria Skelton or a member of our litigation team.