The Renters Rights Act 2026, A Practical Guide for Landlords
- Posted On: 19 Feb 2026
The Renters Rights Act will come into effect on 1 May 2026. While there has been significant commentary on what the changes may mean, detailed statutory guidance is still being finalised in some areas.
This guide provides a clear and practical overview of the key reforms. We have expanded on some of the Phase 1 points based on our most frequently asked questions, with a brief summary first and more detail available in the sections below. This summary is not exhaustive. For a fuller overview of the Act and the expected timing of the key changes, please refer to the Ministry of Housing roadmap, linked here.
Brief Summary, Key Changes from 1 May 2026
From 1 May 2026:
- Fixed term Assured Shorthold Tenancies will end and all tenancies will become periodic
- Section 21 will be abolished
- Section 8 possession grounds will be expanded
- Rent increases will be limited to once per year
- Landlords will no longer be able to request rent in advance
- Landlords must reasonably consider pet requests
- Discrimination against tenants with children or in receipt of benefits will be unlawful
Expand the sections below for a more detailed explanation.
End of Fixed Term Tenancies
In brief
From 1 May 2026, fixed term tenancies will end. All tenancies, both existing and new, will become periodic, meaning they continue on a rolling basis with no fixed end date.
Tenants will need to give at least two months notice to end the tenancy. Two months is the minimum notice period.
What this means in practice
From 1 May 2026, tenancy agreements will no longer have fixed end dates such as 6 or 12 months. Any previously agreed end date will no longer apply.
“Periodic” does not mean the tenancy becomes monthly. It means the tenancy continues until the tenant chooses to end it by giving notice, or the landlord regains possession using a valid legal ground. Rent will usually continue to be paid monthly as it is now.
Notice must expire either on a rent due date or the day before. Depending on when notice is served and the rent due date, the actual notice period may be slightly longer than two months.
New documentation requirements
The Government will publish an Information Sheet explaining the changes, which must be supplied to all current and future tenants by 31 May 2026. We will prepare and issue this for fully managed properties once it is available.
A new tenancy agreement format will apply to all new tenancies agreed after 1 May 2026. A Written Statement of Terms will also be required.
Possession Changes, Section 21 Removal and New Grounds
In brief
From 1 May 2026, Section 21 will be abolished. All possession claims will rely on revised and expanded Section 8 grounds, including new grounds for selling and specific rules for certain student properties.
Section 21 removal and expanded Section 8 grounds
From 1 May 2026, landlords will no longer be able to rely on Section 21. Possession will instead require a valid Section 8 ground, supported by appropriate evidence where necessary.
Section 8 will include both amended existing grounds and new grounds.
You can download a summary of the new notice grounds and notice periods from the Government’s Guide to the Renters Rights Act here
Ground for selling a property
A new ground will allow possession where the landlord intends to sell the property.
This ground cannot be used within the first 12 months of a new tenancy.
If it is relied upon, the property cannot be relet for 12 months after possession is obtained.
Agents must carry out proper due diligence before taking on any new properties to ensure this requirement is met.
Rent arrears and tenancy breaches
Notice can still be served for tenancy breaches and rent arrears.
The mandatory rent arrears ground will require three months’ arrears, rather than two months, to be outstanding. Discretionary rent arrears grounds will remain available.
Student lettings, Ground 4A
A revised ground will apply to properties let to three or more full time students, where the landlord intends to relet the property to a new group of full time students in the following academic year.
To rely on this ground:
- All tenants must be full time students when the tenancy is granted
- The landlord must intend to relet to full time students for the next academic year
- At least four months notice must be served
- The expiry date must fall between 1 June and 30 September
- The tenancy must be agreed no more than six months before it starts
- Written notice must be given before the tenancy is entered into that this ground may be relied upon
If tenants do not leave after notice is served, court timescales could exceed six months, which may not align with traditional student reletting cycles. In practice, negotiation and clear communication will remain essential.
This ground will not apply to one or two bedroom properties, or properties let to a mix of students and non students.
Rent in Advance
In brief
Landlords and agents will no longer be able to require tenants to pay multiple months rent in advance as a condition of letting.
What can be requested
From 1 May 2026, landlords may request up to one month’s rent in advance once the tenancy agreement has been signed and before it begins. For rental periods shorter than one month, this will be capped at 28 days.
What cannot be required
Tenants may choose to pay more rent in advance voluntarily, but landlords and agents cannot require this.
Practical impact
Rent will continue to be payable monthly in advance as standard. The change is that landlords cannot insist on several months rent upfront.
Rent Increases
In brief
Rent increases will be limited to once per year.
Section 13 process
Rent increases will be permitted once per year via a Section 13 notice. The required notice period will be two months rather than one.
Right to challenge
Tenants will retain the right to challenge rent increases through the First Tier Tribunal.
Pets and Discrimination
In brief
Landlords must reasonably consider pet requests and cannot discriminate against certain tenant groups.
Pet requests
Landlords will be required to consider requests for pets and must have a reasonable reason if refusing.
Children and benefits
It will be unlawful to discriminate against tenants because they have children or because they are in receipt of benefits.
Later Phases and What Is Still to Come
In brief
Further reforms are expected after May 2026, with dates still to be confirmed.
Phase 2, expected late 2026 to 2028
- A national Private Rented Sector Database requiring landlord and property registration with a registration fee payable by landlords (late 2026)
- A Mandatory Landlord Ombudsman (2028)
Phase 3, date to be confirmed
- Extension of Awaab’s Law
- Application of the Decent Homes Standard to the private rented sector
Implementation dates and detailed guidance for these measures are still awaited. The roadmap currently indicates an expected timeframe of 2035 to 2037.
Our Approach at Cloud Lettings
The new legislation represents a significant shift in how tenancies operate. While it is not possible to predict how every tenancy will progress under the new framework, our approach remains consistent.
We will assess each tenancy individually, maintain strong communication with tenants to understand intentions at the earliest opportunity, and provide clear, practical advice to protect and support your investment.
If you would like to discuss how these changes may affect your property specifically, we are happy to talk this through.
