The private rented sector in England is on the cusp of significant change. Although the Renters Right Act is already law following Royal Assent in October 2025, most of its practical requirements are not yet in force, leaving landlords with an important window to prepare.
Most of the key reforms under the Renters Right Act are expected to come into effect from 1 May 2026, and they will reshape how landlords manage tenancies, communicate with tenants, and operate on a daytoday basis.
Understanding and preparing for the Renters Right Act now will help landlords avoid rushed compliance and reduce the risk of enforcement action once the new rules begin to apply.
What Will Change Under the Renters Right Act?
The Renters Right Act introduces a series of reforms aimed at improving tenant protections and modernising the rental market. One of the most significant changes is the abolition of Section 21 “nofault” evictions, which will be replaced with a regime where landlords need valid, legally specified reasons to regain possession of a property.
From 1 May 2026, most assured shorthold tenancies will automatically convert into assured periodic tenancies. This means tenancies will run on a rolling basis (for example monthtomonth), rather than ending on a fixed date. Landlords will need to adjust how they issue notices and manage tenancy renewals.
Other reforms under the Renters Right Act expected in the first implementation phase include:
- Rent increase limitations: Rent can only be reviewed once per year and must follow proper notice procedures.
- Rent in advance controls: Landlords will generally be unable to demand more than one month’s rent in advance for new tenancies.
- Pretenancy requirements: Written tenancy agreements must be provided before a tenant moves in.
- Banning rental bidding: Advertisements must state a rent price, and landlords won’t be able to accept offers above that price.
- Antidiscrimination measures: Practices that exclude tenants with children or those in receipt of benefits are prohibited.
While some parts of the Act, such as a national landlord database and ombudsman, are expected later in late 2026 or beyond, the reforms scheduled for 1 May 2026 will have an immediate impact on how landlords operate.
Practical Steps Landlords Should Take Now
To stay ahead of the Renters Right Act, landlords should:
- Review all current tenancy agreements: Understand which contracts will convert into periodic tenancies and update processes accordingly.
- Update notice procedures: Ensure you know how to issue valid possession notices under the new regime.
- Improve documentation: Keep accurate records of all tenant communications, repairs, rent reviews and compliance actions.
- Prepare for rent increase rules: Review current rent review practices to avoid disallowed increases.
- Train staff and agents: Everyone involved in letting properties must understand the requirements coming into force.
Taking these steps now will help landlords transition smoothly.
Broader Implications for Landlords
The Renters Right Act is part of a broader overhaul of the private rented sector. Although many landlords will adapt without significant disruption, others will need to rethink how they manage properties, interact with tenants and track compliance. The Act’s phased implementation offers breathing space, but it’s not a reason to delay action. The deadline of 1 May 2026 is now fixed and approaching quickly.
Conclusion
The Renters Right Act represents one of the biggest changes to the UK rental market in decades. It will abolish nofault evictions, change tenancy structures, and impose new procedural requirements on landlords. Preparing well in advance, particularly in the first quarter of 2026, will give landlords the best chance of compliant and effective property management once the new rules take effect.
In addition, related measures such as Awaab’s Law, which focuses on improving housing conditions and addressing health hazards like damp and mould, highlight the importance of proactive compliance. Make sure your systems, contracts and procedures are up to date so you’re ready the moment the Renters Right Act starts to apply.
