The Renters’ Rights Act will be coming into effect on 1st May 2026 in England and Wales. Below is a guide for Landlords:
Key Changes from 1 May 2026 – Landlord Guidance
The Renters’ Rights Act 2026 introduces significant reforms affecting all residential landlords. It is essential to understand and prepare for the following changes:
1. End of Section 21 (‘No-Fault’ Evictions)
From 1 May 2026, Section 21 notices will be abolished.
Landlords will only be able to seek possession using valid grounds under Section 8.
2. Transition to Periodic Tenancies
All existing Assured Shorthold Tenancies (ASTs) will automatically convert to periodic Assured Tenancies.
Fixed-term tenancy agreements will no longer apply.
3. Tenant Notice Periods
Tenants will be required to provide a minimum of two months’ notice when ending a tenancy.
4. Rent Increases
- Rent increases will be limited to once per 12-month period
- Increases must follow the statutory Section 13 procedure
- A minimum of two months’ notice must be given to tenants
5. Upfront Payments and Lettings Practices
- Rent in advance will be capped at one month
- Rental bidding wars are prohibited — landlords must not invite or accept offers above the advertised rent
- It will be unlawful to discriminate against applicants:
- Receiving benefits
- With children
6. Pets in Rental Properties
Tenants have the right to request permission to keep a pet.
Landlords must not unreasonably refuse such requests.
7. Landlord Compliance Requirements
Landlords are required to:
- Provide tenants with the government’s official guidance:
“The Renters’ Rights Act: Information Sheet (2026)”
(to be issued to tenants by 31 May 2026) - Ensure tenants are informed of how their tenancy has transitioned under the new system
8. Oral (Verbal) Tenancies
Where a tenancy agreement is entirely verbal, landlords must provide a written record of key terms by 31 May 2026.
9. Student HMOs
Landlords of student properties intending to rely on the new Ground 4A (possession for incoming students) must serve a written statement by 31 May 2026.
10. Enforcement and Penalties
Local authorities will actively investigate breaches of the Act.
Non-compliance may result in:
- Civil penalties
- Financial fines
- Rent Repayment Orders
- Criminal prosecution
Final Note
Early preparation is critical. Ensuring compliance with these changes will help protect your position, avoid enforcement action, and support a smooth transition to the new regulatory framework.
Support and Guidance
Keep an eye on the Bishop SureLets website and LinkedIn channel for the latest updates and practical advice as the Government confirms implementation details.
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If you are looking for a personal letting service for property in Brighton, Hove, Kemptown, Worthing and surrounding areas or if you just have some general queries please feel free to contact us on +44 (0)1273 646426 or [email protected]
Hope you have a great week.