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The Renters’ Rights Act became law in October 2025, marking the biggest change to England’s private rented sector in almost 40 years. While the Act is now in place, its reforms will be introduced in phases — with the first major changes taking effect from 1 May 2026.

 

What’s changing first?

From May 2026, landlords will see some fundamental shifts in how tenancies are managed:

  • The end of Section 21 “no fault” evictions

    Landlords will only be able to regain possession using specific legal grounds, such as selling the property or moving in themselves.

  • All tenancies become periodic

    Fixed term tenancies will be abolished, giving tenants the right to leave with two months’ notice at any time.

  • New limits on rent increases

    Rents can only be increased once a year, following a formal process, and bidding wars will be banned.

  • Upfront rent capped

    Advance rent will be limited to one month, reducing a key tool landlords have used to manage risk.

  • Changes to pets and discrimination rules

    Tenants gain new rights to request pets, and blanket bans on families with children or those in receipt of benefits will be unlawful.

What does this mean for landlords?

 

These reforms reduce flexibility, increase reliance on the courts and introduce new compliance risks — with penalties up to £7,000 for breaches. Many landlords will need to review tenancy agreements, insurance arrangements and business models to stay compliant.

We’ll be sharing more practical guidance on what these changes mean for you, how to prepare, and where to get support.

If you’re unsure how these changes will affect you, speak to our legal advice helpline for expert, practical support and peace of mind. You’ll find the contact details in your policy documentation.

Coming up...

England’s private rented sector is set for its biggest shake up in decades. From 1 May 2026, new rules will affect evictions, tenancies, rent increases, pets and discrimination — with significant implications for landlords.

The changes will be introduced in phases, with penalties for non compliance starting from £4,000.

We’ll be sharing practical guidance on what this means for you and how to prepare.

Look out for more information in upcoming editions.

 

Read other articles from our Spring Update:

Editorial

Employment Rights

Renters Reform

Purpose Coalition

ARAG Law
 

Disclaimer - all information in this article was correct at time of publishing.