Renters Reform Bill: What it means for existing tenancies

The Renters Reform Bill brings wide ranging changes to England’s private rented sector. While much attention has focused on new tenancies from 1 May 2026, landlords should be aware that most reforms will also affect existing tenancies granted before that date.

Existing fixed term tenancies will not stay the same

From 1 May 2026, all assured shorthold tenancies — including those already in place — will transition to the new system over time. Fixed term tenancies will be abolished and will convert into open ended periodic tenancies.

For landlords, this removes the certainty of a guaranteed minimum term. Tenants will be able to leave with two months’ notice at any point, increasing turnover and income uncertainty even where a tenancy originally began as fixed term.

Section 21 will no longer apply

One of the most significant changes for existing tenancies is the removal of Section 21 “no fault” evictions. Landlords will no longer be able to rely on Section 21 notices for tenants already in occupation.

Instead, possession will only be possible using Section 8 grounds, supported by evidence. While new grounds have been introduced — such as selling the property or moving in yourself — landlords should expect greater scrutiny and, in many cases, court involvement.

Rent increases will be more tightly controlled

Rent increases for existing tenancies will still be allowed, but only under the new statutory framework. Rent may be increased once per year, using the Section 13 process and with at least two months’ notice.
Landlords must also comply with new advertising rules, as bidding wars and accepting offers above the advertised rent will be banned. Maximum penalties for breaches are up to 7,000.

Pets and discrimination rules will apply to current tenants

New rules on pets and discrimination will apply to existing tenancies as well as new ones. Tenants will have the right to request a pet, and landlords must respond within 28 days, with refusals needing to be reasonable.
Blanket bans on tenants with children or those in receipt of benefits will be unlawful, meaning landlords may need to review insurance policies, tenancy agreements and management practices for properties already let.

What landlords should do now

Landlords with tenancies granted before 1 May 2026 should begin preparing by:

These reforms represent a fundamental shift in how existing tenancies are managed. Early preparation will be key to staying compliant and protecting your position.

ARAG policies will shortly be updated to reflect the changes in legislation, however, in the interim, all existing ARAG policies that currently cover disputes under Assured Shorthold Tenancies (ASTs) shall continue to provide equivalent cover once ASTs have transitioned to monthly periodic tenancies, as set out by the new Renters’ Rights Act, so policyholders do not need to take any action.

If policyholders have any questions or require further clarification, support is available from a specialist adviser through the legal advice helpline included with the policy.

Please refer to your policy documents for helpline contact details.