The most talked-about change in the new Renters’ Rights Act is the end of “no-fault” Section 21 evictions. Currently, at the end of a fixed-term tenancy or when a tenancy continues on a rolling basis, landlords can provide a Section 21 notice without giving a reason. Following the implementation of this ruling from the 1st May 2026, landlords will no longer be able to regain possession without a "valid reason". They will now need to rely on updated Section 8 grounds, including selling, moving in themselves, or serious breaches such as rent arrears.

A single, rolling tenancy model is replacing fixed-term tenancies. From day one, all new tenancies will operate on a periodic (month-by-month) basis.

Tenants will have the flexibility to leave by giving at least two months’ notice, while landlords must follow the new possession process to recover possession, giving them less flexibility.

All new tenancies will be rolling periodic agreements, so landlords should review tenancy templates and rent review clauses now. Many landlords are now considering selling their portfolios, resulting in a lower selection for tenants, as well as a saturation of these properties for sale, which could have knock-on effects within the market.

Several everyday practices are changing to make the rental market fairer for Tenants.

Pets: Tenants may now request to keep a pet, and landlords must respond reasonably. Landlords can require pet insurance, but can no longer impose blanket bans.

Equal Access: Refusing applicants because they receive benefits or have children is now unlawful.

No More Bidding Wars: The advertised rent must now be the rent agreed — landlords and agents cannot solicit higher competing offers.

Local authorities are being equipped with stronger powers to act against non-compliant landlords. They can issue Rent Repayment Orders for up to 12 months' worth of rent arrears in cases of serious breaches, allowing tenants to reclaim rent paid during periods of non-compliance.

Every landlord will need to register on a new national database and belong to the Private Rented Sector Ombudsman scheme before letting a property. It is widely expected that landlords will be required to pay for membership. It is expected that the creation of the PRS database and the Landlord's Ombudsmen will follow later in 2026.

This initiative aims to streamline dispute resolution, reduce court backlogs, and raise industry standards. The database also increases transparency for tenants, ensuring all rental homes meet compliance obligations before being let.

Registration is hoped to be straightforward, but failing to register will prevent you from legally letting a property, so it’s worth getting ahead of the curve. We await further guidance on the registration process for landlords, and we will advise accordingly.

The Decent Homes Standard will now apply across the private rented sector, aimed to ensure that "every rental home is safe, energy-efficient, and well-maintained."

Alongside this, Awaab’s Law will legally require landlords to investigate and rectify hazards like damp and mould within defined timeframes.

These standards reinforce what good landlords already do — maintain their properties in good condition. But compliance will now be monitored more closely, so proactive upkeep will help avoid penalties later.

These reforms are reshaping the relationship between landlords and tenants. While the new rules bring extra responsibility, they also reward professionalism and well-maintained homes.

Our team is always available to guide landlords through compliance, tenancy transitions and portfolio strategy under the new law. It is expected to be a potentially difficult adjustment for Landlords, so we are on hand to ensure you put the right foot forward.

With the implementation date for the first phases (Points 1, 2, & 3) now confirmed for 1st May 2026, we are now proactively preparing our Landlords. If you are keen to know more, get in touch with me today by clicking the link below.