The Renters’ Rights Act 2026 comes into force on 1 May 2026, bringing the biggest reform to private renting in decades. Whether you’re a seasoned landlord or just starting out, understanding the new rules is essential to staying compliant and protecting your investment. This guide breaks down the key changes in a clear, practical way, and explains what you need to do following the 1st May 2026.
What is the Renters’ Rights Act 2026?
The Act is a landmark reform designed to rebalance the relationship between landlords and tenants, offering renters greater security while still allowing landlords to regain possession for legitimate reasons. It abolishes Section 21 “no-fault” evictions, ends fixed-term tenancies, and introduces new rules around rent increases, pets, and documentation.
All Tenancies Become Rolling
From 1 May, all existing assured shorthold tenancies automatically convert to assured periodic (rolling) tenancies. New tenancies created after this date must also be periodic. There will no longer be fixed end dates. For landlords, this means: more flexibility for tenants to leave with notice, less predictability around tenancy length, and a greater need for strong tenant relationships and proactive property management.
Section 21 is Abolished
The Act removes Section 21 evictions, meaning landlords can no longer end a tenancy without giving a statutory reason. Instead, landlords must rely on strengthened possession grounds – such as selling the property. This change aims to reduce insecurity for tenants and prevent retaliatory evictions.
Rent Increases Limited to Once Per Year
Rent can now only be increased once every 12 months and only via the Section 13 process, with at least two months’ notice. Tenants can challenge increases they believe are above market value by making an application to the appropriate tribunal to determine whether the proposed rental increase is valid.
New Rights Around Pets
Tenants now have a stronger right to request a pet. Landlords must consider the request and provide a reasonable, evidence-based refusal if declining.
Rental Discrimination is Banned
Landlords cannot refuse applicants because they receive benefits, have children, or hold a protected characteristic under the Equality Act. This aims to create a fairer and more inclusive rental market.
Renters’ Rights Act Information Sheet 2026
Every landlord must send the official Renters’ Rights Act Information Sheet 2026 to each named tenant by 31 May 2026. Failure to do so can result in fines of up to £7,000. This applies to all existing assured or assured shorthold tenancies and every individual tenant named on the agreement. The sheet must be the official GOV.UK PDF, and it must be sent individually to each tenant.
What This Means For Landlords Going Forward
The Act aims to create a more stable, transparent rental sector. For landlords, the key is preparation:
- Review your tenancy documentation
- Ensure rent increases follow the new process
- Ensure evidence-based responses to pet requests
- Strengthen your record-keeping
- Tenants to be made aware of the changes
The Renters’ Rights Act 2026 represents a major shift – one designed to create a more stable, transparent, and respectful rental environment for everyone involved. At Mace Estates, we’re here to support both landlords and tenants through the transition. Whether you need help understanding the new rules, updating your tenancy documents, or managing communication with your tenants, we’re always happy to guide you.
You can find additional information following the links below:
