Solicitor Christopher Thomas explains the key elements of the Renters’ Rights Act and what landlords should be doing now to prepare for these changes.
Major reforms are coming to England’s private rented sector and are the most significant changes for residential landlords and tenants since 1988.
If you rent out property, now is the time to understand what’s changing and what you need to do to stay compliant.
What is the aim of the Renters’ Rights Act?
The Renters’ Rights Act 2025 introduces new rules for residential landlords and their tenants, which are intended to give renters stronger rights.
The Act was passed by Parliament in October 2025 and aims to:
- Strengthen tenant security
- Create a fair balance between renters and landlords
- Raise housing standards across the sector
What are the key changes from May 2026?
From May 2026, there will be several important changes, including:
- Section 21 and the ability of a landlord to evict a tenant on the basis that the tenancy has come to an end are abolished.
- Fixed-term assured and assured shorthold tenancies (ASTs) are abolished, and both existing and future tenancies will be periodic (i.e., rolling usually from month to month).
- The Act provides the only legal reasons a landlord may seek to evict a tenant. Of note, this includes a landlord’s wish to sell the property. Important changes have been made to other grounds, such as rent arrears.
- Tenants can give two months to end the tenancy. The length of a landlord’s notice will depend on the reason the landlord seeks possession, and will range between two weeks and four months.
- Although existing rules relating to deposits are unchanged, landlords will only be able to accept one month’s rent in advance.
- There are further controls on rent increases, which can only occur once a year and require two months’ notice.
- There are other reforms, including the much-publicised right of a tenant to ask for permission to keep a pet, which the landlord can only turn down if there is a good reason.
What does this mean for landlords?
There are practical steps you’ll need to take to comply with the new law.
Information for Existing Tenants
By 31st May 2026, Landlords must provide an information sheet to existing tenants regarding the changes.
Verbal Tenancies
If the current tenancy agreement is not in writing, the landlord must give the tenant a written record of the specific terms of the agreement.
New tenancies from May 2026
If you are planning to create a new tenancy on or after 1st May 2026, you will need to provide certain information about the tenancy in writing. This is best done in a written tenancy agreement. The government has provided a list of information you must include here.
Breach of the above obligations by a landlord could result in a fine of up to £7000.
As a landlord, what should I do now?
The new law has caused many landlords to leave the private rented sector. Those wishing to continue as landlords need to be professional in their approach to the new legislation and its implications as follows:
- Read the government guidance in full
- Review existing tenancy arrangements with regard to mandatory requirements and update documentation where necessary.
- Seek legal advice where needed
Need advice on the changes to the Renters Rights Act?
If you’re unsure how the Renters’ Rights Act will affect you, or you have any concerns about your position as a landlord, our experienced property litigation team can guide you through the changes with clear, practical advice.
Please note: Some of the rules are different for landlords who let to students. That topic is not covered in this blog.
Speak to our team to make sure you’re ready for May 2026.
