This site requires JavaScript for certain functions and interactions to work. Please turn on JavaScript for the best possible experience.
Search our site using the box above
No pages found - please try again
About
Contact us
Work with us
Service quick links
Complete Guide for Landlords and Tenants
The Renters’ Rights Act 2026 introduces the biggest shift in the lettings market in decades, fundamentally changing how tenancies are structured, managed and ended. From 1 May 2026, landlords will no longer be able to rely on Section 21, and all tenancies will move to a periodic system.
At Cheffins, we are working closely with landlords and tenants across the region to prepare for these changes, ensuring compliance while protecting long-term investment and stability.
This legislation is not just a legal update, it will reshape rental strategy, tenant expectations and market dynamics.
Read more: Full guide to the Renters’ Rights Act
The legislation introduces several important changes. The most significant is the removal of Section 21, meaning landlords must now rely on legal grounds to regain possession. Key points include:
No more “no-fault” evictions
All tenancies move to rolling agreements
Rent increases limited and standardised
Bidding wars banned
Read more: What this means for landlordsRead more: What this means for tenants
From 1 May 2026, with further measures later in the year.
Yes. Landlords must use valid legal grounds under Section 8 to regain possession.
Common reasons include:
Rent arrears
Anti-social behaviour
Selling the property
Moving into the property
All tenancies will automatically become periodic (rolling) from May 2026.
A rolling tenancy with no fixed end date. Tenants can leave with notice, and landlords need a legal reason to regain possession.
Once per year
Via formal notice
Must reflect market value
Tenants can challenge increases.
Yes. A fixed asking rent must be advertised, and upfront payments are limited.
No blanket bans. Pet requests must be considered reasonably.
Register on a landlord database
Join an Ombudsman
Meet higher property standards
Expect longer tenancies, tighter regulation and higher standards across the sector.
With May 2026 approaching, landlords should begin preparing now. The changes will require a more structured approach to tenancy management, particularly around documentation and compliance. Focus on reviewing tenancy agreements, understanding possession rules and ensuring rent-setting processes align with the new framework.
Review agreements and processes
Understand Section 8 grounds
Strengthen record-keeping
Read more: What landlords should do now
Cheffins is working closely with landlords and tenants to prepare for these changes, combining compliance support with local market insight. 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.
“The Renters’ Rights Act is a significant shift, but with the right preparation it creates an opportunity for a more stable and professional rental market.” Sarah Bush, Residential Equity Partner & Head of Lettings
Our teams are updating processes, advising clients, and helping ensure a smooth transition. If you would like tailored advice on how the Renters’ Rights Act will affect your property portfolio, contact your Cheffins property manager today.
Read more: Why the Renters’ Rights Act may not be as bad as landlords fear
The Renters’ Rights Act will be introduced in phases, making it important to understand when key changes take effect. From 1 May 2026, Section 21 evictions will be abolished, all tenancies will move to periodic agreements, and new rules around rent increases, bidding wars, and upfront payments will apply. Later in 2026, the government is expected to introduce the national landlord database and make Ombudsman membership mandatory, alongside further compliance and enforcement measures. Additional guidance is also likely as the legislation is implemented. For landlords, preparing early will help avoid disruption, while tenants should stay informed to fully understand their new rights and flexibility.
Read more: Full timeline of Renters’ Rights Act changes