The landscape of the UK rental market is about to undergo its most significant shift in over 30 years. On 1 May 2026, the first phase of the Renters’ Rights Act will officially come into force. For landlords, this isn’t just another bit of red tape, it is a fundamental change in how tenancies are managed, from the initial advertisement to the final possession.
At TD Property, we believe that being prepared is the best way to protect your investment. Here is a breakdown of the key changes hitting the sector this May and what they mean for you.
1. The End of Section 21 “No-Fault” Evictions
Perhaps the most headline-grabbing change is the total abolition of Section 21. From 1 May 2026, you will no longer be able to regain possession of your property without providing a specific, legally recognised reason.
- What replaces it? You must now rely on an “enhanced” Section 8 process.
- New Grounds: There are strengthened grounds for possession if you wish to sell the property or move back into it (or move in a family member). However, you generally cannot use these “landlord-need” grounds during the first 12 months of a tenancy, and they require a four-month notice period.
- The Deadline: If you intend to serve a Section 21 notice under the old rules, it must be issued by April 30, 2026.
2. All Tenancies Become “Periodic”
Fixed-term tenancies (like the standard 6 or 12-month contract) are being phased out. On 1 May, all new and existing tenancies will automatically become rolling periodic tenancies.
- Tenant Flexibility: Tenants can now give two months’ notice to leave at any time.
- No “End Dates”: You can no longer lock a tenant into a fixed term to guarantee rental income for a year.
3. Changes to Rent Increases & Bidding Wars
The Act aims to make rent more transparent and predictable.
- Annual Increases Only: You can only increase rent once per year via the statutory Section 13 process, providing at least two months’ notice.
- Bidding Wars Banned: You (and your agents) must advertise a set rent. It will be illegal to invite or accept offers above that advertised price.
- Upfront Rent Cap: Landlords will be prohibited from asking for more than one month’s rent in advance.
4. New Rights for Tenants (Pets & Families)
The Act introduces new protections designed to prevent discrimination and increase tenant “enjoyment” of the home.
- The Right to Request a Pet: Tenants can now request to keep a pet. You cannot “unreasonably refuse” this, though you can require the tenant to have insurance to cover potential damage.
- No Discrimination: It will be illegal to have a blanket ban on tenants who receive benefits or have children. Your vetting must focus purely on affordability and references.
More detailed information about the Renters’ Rights Act can be found here.
Key Deadlines to Watch
| Date | Milestone |
| 30 April 2026 | Last day to serve a valid Section 21 notice. |
| 1 May 2026 | Phase 1 Implementation: Section 21 abolished; fixed terms end. |
| 31 May 2026 | Deadline to provide existing tenants with the new Government Information Sheet. |
| 31 July 2026 | Final date to begin court proceedings for any Section 21 served before May. |
How Landlords Can Prepare
The shift toward periodic tenancies and the removal of no-fault evictions means that compliance and communication are now your most valuable tools.
- Audit Your Paperwork: Ensure all Gas Safety, EICR, and EPC certificates are up to date. Without these, using Section 8 grounds can become legally difficult.
- Review Insurance: Look into “Rent Guarantee Insurance” to mitigate the risks of the longer notice periods required for arrears (which have increased to 3 months of debt).
- Plan Your Refurbishments: With Awaab’s Law being extended to the private sector in late 2026, tackling damp or mould issues now will prevent costly legal headaches later.
