Renters’ Rights Act 2026

What Landlords Need to Know

The Renters’ Rights Act is bringing the biggest change to the private rented sector in a
generation.

From 1 May 2026, major reforms come into force across England, including the end of Section 21 “no fault” evictions, the move to periodic tenancies, tighter rules on rent increases, new protections around pets, and a ban on rental bidding wars. Further measures, including the new PRS Database and Landlord Ombudsman, will follow in later phases. (GOV.UK)

At Glen Hall, we are helping landlords prepare now so they remain compliant, protected and well positioned for the new rules.

Implementation Timeline

27 October 2025

The Renters’ Rights Act received Royal Assent and became law. (GOV.UK)

1 May 2026

The first phase of reform comes into force for both new and existing tenancies in the private rented sector in England. This includes:

abolition of Section 21
all assured tenancies becoming periodic
rent increases being limited to the statutory process
an end to rental bidding wars
restrictions on rent in advance
protections against discrimination against applicants with children or in receipt of benefits
new rules around pet requests. (GOV.UK)

By 31 May 2026

For most tenancies created before 1 May 2026, landlords or agents must give tenants the government’s Information Sheet 2026. Where there is no written record of the tenancy terms, a written statement of the required terms must be provided instead. (GOV.UK)

Late 2026

Phase 2 is expected to introduce the Database of PRS properties and the Landlord Ombudsman. (GOV.UK)

Later phase

Awaab’s Law and a reformed Decent Homes Standard will be extended to the private rented sector, with timing subject to further consultation. (GOV.UK)

The Main Changes for Landlords

Section 21 will be abolished

From 1 May 2026, landlords will no longer be able to rely on Section 21 to recover possession. Instead, possession must be based on a valid statutory ground, with the correct notice and evidence. (GOV.UK)

All assured tenancies will become periodic

Assured shorthold tenancies will automatically convert into assured periodic tenancies. Fixed end dates will no longer apply under the new system, and tenants will generally be able to end the tenancy by giving two months’ notice. (GOV.UK)

Rent increases will be more tightly controlled

Rent review clauses will no longer be usable for new rent increases after 1st May 2026.
Landlords must use the Section 13 process, and rent can generally only be increased once
every 12 months. (GOV.UK)

Bidding wars will be banned

Landlords and agents will need to advertise an asking rent and will not be able to invite or
accept bids above that figure. (GOV.UK)

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