Renters Rights Act – Key Points you need to know before 1 May 2026

19th January 2026 | Caroline Vernon | Residential Property, Renters' Rights Act, Property

Major reforms are on the way for the private rented sector. Read our concise guide to the key points and how to prepare before the new rules take effect.

1. Abolishment of Fixed-Term Assured Shorthold Tenancies (ASTs) – All tenancies will become periodic, allowing tenants to give two months notice to end a tenancy at any time from the commencement of the tenant.
2. Limit on Rent Increases – The shift to periodic tenancies means that Section 13 notices will be the only way for landlords to raise the rent’ these can only be served once per year, and must be in the correct prescribed format.
3. Abolishment of Section 21 Evictions – Landlords will no longer be able to serve “no-fault) eviction notices to regain possession of their properties. From 1st May 2026, no further Section 21 Notices can be served. Notices can be served prior to 1st May 2026 but must be enforced by 31st July 2026.
4. Expansion of Section 8 Possession Grounds – The Government is adding and updating both mandatory and discretionary grounds for possession due to the abolition of Section 21 Notices from 1st May 2026, these notices will be the only way to regain possession of a property should the tenant not give notice to vacate.
5. Introduction of a Landlord Ombudsman (mandatory membership for all landlords) – This will help resolve disputes between landlords and tenants impartially. Landlords will be expected to join this scheme in 2028, although this is still to be confirmed by the Government in terms of timescales.
6. Creation of a Private Rented Sector Database (mandatory registration for all landlords) – Designed to compile information about landlords and properties and provide visibility on compliance. Landlords will be expected to register on the database toward the end of 2-26, although this is still to be confirmed by the Government in terms of timescales.
7. Application of the Decent Homes Standard and Awaabs Law to the Private Rented Sector – All rental properties must meet minimum quality standards. The application of this is still to be confirmed by the Government in terms of timescales, however, this is proposed under Phase 3 of their implementation plan to be in 2035 or 2037.
8. Prohibiting Discrimination – Landlords cannot refuse tenants on benefits or with children.
9. Allowing Renting with Pets – Landlords cannot unreasonably refuse tenants with pets.
10. Ban on Rental Bidding – Landlords and agents cannot accept offers above the advertised price.
11. Banning of Rent in Advance – Tenants will no longer be able to be asked to pay rent in advance.
12. Student Charges – Properties must be let exclusively to full time students and possession can only be gained using a Section 4A notice. Student tenancies will be periodic from the outset, with two months required from the tenants should they wish to end the tenancy.
13. Notice Changes for Landlords Selling Properties – Landlord must serve 4 months notice on tenants (not to expire within the first 12 months of a tenancy) to regain possession of a property in order to sell. The property cannot be subsequently re-let within 12 months of the expiry of such a notice in the case of a sale falling through, or being withdraw from the sales market.

This pace of change will be fast over the next year and landlords, courts and local authorities will need to adapt quickly so this sector can flourish once again. The hope is landlords are not put off by such changes and will re-join the market to grow it once again.