Change is coming to the private rented sector - but it doesn't have to be daunting. The Renters' Rights Act 2025 (previously known as the Renters' Reform Bill) received Royal Assent in October 2025, with the core changes taking effect on 1 May 2026.
For landlords who prepare now, there's plenty of time to adapt with confidence. Here's a clear guide to what's changing and how to stay ahead of it.
What the Renters' Rights Act Means for Landlords
A New Approach to Possession
From 1 May 2026, regaining possession of your property will require a valid legal reason. Rather than relying on Section 21, you'll use a Section 8 notice supported by updated legal grounds such as rent arrears, anti-social behaviour, or wanting to sell or move back in.
The grounds are clear and well-defined, so as long as you keep good records, you'll be well placed to use them when needed.
Worth noting: The rent arrears threshold moves to three months before you can act on it, so staying on top of communication with tenants early remains important.
Fixed-Term Tenancies Become Periodic
All tenancies - including existing fixed-term agreements - will automatically convert to rolling periodic tenancies from 1 May 2026. There's nothing you need to reissue, which keeps admin straightforward.
Possession will simply be managed through Section 8 grounds going forward.
Rent Increases Get a Clearer Process
You can raise rent once per year, and the process is now standardised. All increases go through the Section 13 process using Form 4, with at least two months' written notice to each tenant.
This structured approach gives both landlords and tenants clarity and removes ambiguity around when and how increases apply.
Other Key Changes for Landlords
- Rental bidding is banned - properties must be advertised at a set price
- Upfront rent is capped at one month maximum
- Pets cannot be unreasonably refused if requested in writing
- Discrimination based on benefits or having children is prohibited
One Key Deadline to Diary: 31 May 2026
The government will release an official Information Sheet explaining the new rules to tenants. You must provide a copy to all existing tenants by 31 May 2026.
Civil penalties of up to £7,000 apply if the deadline is missed, so it's important to plan ahead.
What Else Is Coming Later in 2026?
- The PRS Landlord Database - a mandatory national register for all landlords
- The Private Landlord Ombudsman - a new complaints service that landlords must join
Is Buy-to-Let Still Worth It?
Absolutely - landlords who embrace these changes early will be best positioned to succeed. A well-managed rental portfolio with strong tenant relationships is exactly what this legislation supports.
If you'd like to review your buy-to-let mortgage ahead of these changes, advisers are available to help ensure your finances are in the best possible shape.
Book an appointment with an adviser today.
YOUR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.
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Please be aware that the information provided within these archives has been pre-published, as of the date published on each article. The information contained within, including references to taxation, legislation, regulation, or any other issues or concerns may no longer apply.
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