Renters’ Rights Act 2026: What landlords and tenants need to know
The Renters’ Rights Act received Royal Assent on 27 October 2025, and the first phase of reforms will come into force on 1 May 2026. This marks the biggest change to the private rented sector in nearly 40 years, according to the National Residential Landlords Association.
At Cheffins, we are fully prepared for the new legislation. Our lettings teams have undergone specialist training, tenancy documents are in the process of being updated, and new compliance systems are being implemented so our landlords are ready from day one.
Below is a clear, easy-to-read guide covering what landlords and tenants need to know ahead of May 2026.
What Is the Renters’ Rights Act?
The Renters’ Rights Act reforms the private rented sector in England. Its key aims are to:
Abolish Section 21 ‘no-fault’ evictions
Replace fixed-term tenancies with periodic agreements
Strengthen tenant protections
Improve housing standards
Introduce a landlord database and Ombudsman
The first major changes apply from 1 May 2026, with further reforms rolling out later in 2026.
What Landlords Need to Know:
1. Section 21 Is Being Abolished
From 1 May 2026, landlords will no longer be able to use Section 21 notices to regain possession.
Instead, possession must be sought using Section 8 grounds. Valid grounds include:
Each ground has specific notice periods and evidence requirements. Strong record-keeping will become more important than ever.
2. All Tenancies Will Become Periodic
Assured Shorthold Tenancies (ASTs) will end and be replaced with Assured Periodic Tenancies (APTs).
This means:
No more fixed terms
All tenancies roll month-to-month
Tenants can leave at any time with two months’ notice
Existing tenancies automatically convert on 1 May 2026
Break clauses and renewal options will no longer apply.
There will also be a 12-month protected period for new tenancies where landlords cannot move in or sell (unless selling to another landlord who keeps the tenancy in place).
3. Rent Increases – What Changes?
Landlords can still increase rent — but only:
Tenants can challenge excessive increases at tribunal.
Rental bidding wars will be banned. You must advertise a clear asking rent and cannot accept higher offers.
Advance rent payments will also be restricted to one month upfront for new tenancies.
4. Pets and Discrimination Rules
Blanket “no pets” policies will no longer be allowed in practice.
Tenants can make a written request for a pet, and landlords must:
It will also be illegal to refuse tenants because they:
Receive benefits
Have children
Advertising and referencing practices must reflect these new fairness rules.
5. New Landlord Database and Ombudsman
From late 2026:
Failure to comply could result in fines of up to £7,000 for initial breaches and up to £40,000 for serious or repeat offences.
6. Decent Homes Standard & Awaab’s Law
For the first time, the Decent Homes Standard will apply to private rentals.
The government also plans to extend Awaab’s Law to the private sector, introducing strict timeframes for fixing hazards such as damp and mould.
Future proposals include requiring privately rented homes to achieve EPC C by 2030, unless properties are exempt.
What Tenants Need to Know
From 1 May 2026, renters across England will gain stronger protections and greater flexibility.
1. No More ‘No-Fault’ Evictions
Landlords must provide a valid legal reason to regain possession. This gives tenants greater long-term security.
2. Flexible, Open-Ended Tenancies
All tenancies will become periodic, meaning:
3. Rent Rules
Rent increases limited to once per year
Increases must reflect market value
Tenants can challenge unfair hikes
No rental bidding wars
4. Stronger Protection from Discrimination
Landlords cannot refuse you simply because:
You receive benefits
You have children
5. Pets
You have the right to request a pet. Landlords must consider requests reasonably and respond within 28 days.
6. Safer, Better Homes
New rules will improve property standards, including:
Faster action on damp and mould
Stronger enforcement by local councils
A new national landlord database
Access to a free Private Landlord Ombudsman
These reforms aim to create safer, warmer and more secure rented homes.
What Should Landlords Do Now?
With 1 May 2026 approaching, landlords should:
Review tenancy agreements
Prepare for periodic-only lettings
Understand Section 8 possession grounds
Plan for the new rent increase process
Strengthen record-keeping
Budget for longer-term tenants
Stay informed on compliance updates
Cheffins Is Renters’ Rights Ready
As one of the region’s most established and trusted property specialists, Cheffins is fully prepared for the Renters’ Rights Act.
Our team is:
Updating tenancy documentation
Enhancing compliance procedures
Providing landlord training and guidance
Monitoring implementation timelines closely
With the right advice and preparation, these reforms do not need to be daunting. Many of the changes reinforce standards that professional landlords already follow.
If you would like tailored advice on how the Renters’ Rights Act will affect your property portfolio, contact your Cheffins property manager today.
For official guidance, visit the UK Government’s Renters’ Rights Act publication page.
This article reflects our understanding of the legislation as currently drafted. Further secondary legislation and guidance are expected before full implementation.
Speak to Cheffins for tailored advice