In brief: the Renters Reform Act will significantly change how residential tenancies operate in England and Wales. Although the legislation will be implemented in phases, some of the most significant changes will be taking effect on 1 May 2026. The new legislation marks a distinct shift in expectations around how private renting is run. It is important that landlords understand these changes to ensure compliance from 1 May 2026 onwards.
What is the Renters Reform Act designed to do?
The stated aim of the Renters Reform Act is to improve security and standards for tenants while professionalising the private rented sector. To achieve that, the proposed changes focus on how tenancies start, how they are managed, and how they end.
For landlords, the practical effect is greater scrutiny of decision‑making and documentation. Long‑standing practices that relied on flexibility or informality are likely to become harder to defend. In most cases, the challenge will not be understanding the law itself but adapting everyday processes to meet it.
Will section 21 evictions really be abolished?
From 1 May 2026, section 21 “no‑fault” evictions will be removed entirely.
Under the current legislation, section 21 allows landlords to regain possession without giving a reason, provided the correct procedural steps are followed. Once abolished, landlords will need to rely on specific statutory grounds for possession under section 8.
Some of those grounds will be strengthened. For example, for mandatory possession orders, three months of rent arrears will be required as opposed to the two months needed under the existing legislation. Other grounds will require clearer evidence and closer adherence to process.
From experience, possession claims succeed or fail on preparation. Where records are incomplete or issues have been tolerated informally, that is likely to become a real vulnerability for landlords.
What will happen to fixed‑term tenancies?
The Act moves away from fixed‑term assured shorthold tenancies to a single system of periodic tenancies. Tenancies continue from month to month, with tenants able to give two months’ notice at any stage. Landlords would only be able to recover possession using one of the statutory grounds.
This removes a layer of certainty that many landlords have relied upon. In practice, it places much greater emphasis on active tenancy management, clear communication, and consistent enforcement of terms. Well‑run tenancies tend to absorb this change more easily. Poorly managed ones rarely do.
What if I need to sell my property?
Landlords will still be able to recover possession where they genuinely intend to sell, through a new mandatory ground 1A. However, this is not a simple substitute for section 21. You cannot rely on this ground within the first 12 months of a new tenancy and four months’ notice needs to be given. There is likely to be expectation that the intention to sell is genuine and demonstrable.
Landlords considering sale as part of their medium‑term strategy would be well advised to think carefully about timing and evidence now, rather than later.
How will rent increases work under the new regime?
Rent increases will be limited to once per year, using a formal notice process. Tenants will also have clearer routes to challenge increases they believe are excessive.
In practical terms, this makes justification more important. Increases that reflect local market evidence and property condition are far easier to defend than those applied inconsistently or without explanation.
Will landlords have to accept pets?
Tenants will have a new right to request a pet, and landlords will not be able to refuse without good reason.
The emphasis is on reasonableness. Insurance‑based solutions for potential damage are being encouraged, but disputes are likely, particularly where lease restrictions or shared buildings are involved.
Clear policies, applied consistently, will be essential to managing risk in this area.
Are standards and enforcement changing?
Yes, and this is an area that should not be underestimated.
The Decent Homes Standard will apply to the private rented sector for the first time, raising the baseline for issues such as damp, heating, and general living condition.
In addition, landlords will be required to join a Private Rented Sector Ombudsman, giving tenants access to a formal complaints process without going to court.
What should landlords be doing now?
Landlords ought to carry out the following steps now:
- Knowledge
Consider signing up to official alerts to ensure up to date, accurate knowledge of the forthcoming changes – https://www.gov.uk/email-signup/?link=/housing-local-and-community/changes-to-private-renting
- Paperwork
Check your tenancy documentation and record‑keeping and get your paperwork ready, as tenancies entered into from 1 May 2026 onwards need to be given certain written information.
Existing tenants need to be given the government’s information sheet by 31 May 2026. A copy of it can be downloaded here – https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
Considering how any future possession claim would be evidenced and make sure that you have the paperwork in place to back this up.
- Rent
Review your rent collection and arrears processes and fix your rent increase routine to ensure compliance with the new legislation.
- Property conditions
Ensure property condition would withstand scrutiny and carry out any necessary works to ensure compliance with the Decent Homes Standard. Check to see if you are eligible for any grants to carry out necessary works, such as the Warm Homes Grant.
A practical perspective
The Renters Reform Act is often described as tenant‑focused, but in reality, it favours well‑prepared landlords.
Clear processes, good records, and early advice will matter more than ever. For many landlords, the changes will be manageable—but only if they are approached proactively rather than reactively.
Our team regularly advise landlord clients on compliance with legislation and assist in managing tenant relationships, including taking possession action where necessary.
This is only intended to be a summary and not specific legal advice.
