The UK rental market is going through its biggest shake-up in a generation. The Renters' Rights Act received Royal Assent on 27 October 2025, and the bulk of it comes into force on 1 May 2026. This isn't something to plan for later - it's already law, and the clock is ticking.
Whether you own one property or a portfolio, you need to understand what's changing, when, and what it means for how you run things day to day.
What is the Renters' Rights Act?
First things first - the name matters. This legislation was consulted on and debated for years under the name "Renters Reform Bill," but it passed into law as the Renters' Rights Act 2025. If you're still seeing the old name in articles and guides, treat them with caution - the detail may be out of date too.
At its core, the Act is a package of reforms designed to make the private rental sector fairer for tenants and more professional across the board. It touches almost everything: how tenancies work, how rents can be increased, how disputes get resolved, and how landlords can take back possession of a property.
The government's goals are clear - more security for tenants, higher housing standards, and greater accountability from landlords. But the practical implications for those of us who own and manage rental property are significant.
Why is the Rental Market Changing?
More people than ever are renting long-term. In many parts of the country, renting isn't a stopgap - it's the main housing option for working adults and families. With that shift comes a reasonable expectation of stability and decent living conditions.
The previous system, built around short fixed terms and easy no-fault evictions, no longer fits that reality. The government has responded with legislation that reflects how people actually live - and what they reasonably expect from a rented home.
The End of Section 21
This is the headline change, and it's now confirmed. Section 21 "no-fault" evictions are being abolished on 1 May 2026. From that date, landlords must serve a Section 8 notice and provide specific legal grounds for wanting possession.
You can still serve a Section 21 notice up to 30 April 2026. If you do, you have until 31 July 2026 to begin court proceedings - after that date, no further Section 21 applications will be accepted.
So what replaces it? There's no like-for-like swap, but the Section 8 grounds have been updated to cover most realistic situations. New mandatory grounds have been introduced for selling the property or moving in yourself, and landlords must give tenants four months' notice in these cases. There's also a "protected period" during which you cannot ask a tenant to leave within the first 12 months of a new tenancy.
For rent arrears, tenants will now need to be in three months of arrears before the mandatory ground applies, up from two - and the required notice period doubles to four weeks.
This is a meaningful change, but it doesn't remove the right to repossess. It means you need a genuine, documented reason and you need to follow the process correctly.
Fixed Terms Are Gone - Periodic Tenancies Are the Default
From 1 May 2026, all assured shorthold tenancies in the private rented sector will convert to periodic assured tenancies with no fixed end date. This applies to both new and existing tenancies - you don't need to issue new contracts.
Landlords won't need to re-issue existing written tenancy agreements. Instead, they must provide tenants with a copy of a government Information Sheet by 31 May 2026, which will explain the new rules. The government will publish this in March 2026.
For tenants, this means more flexibility. For landlords, it means the relationship becomes genuinely ongoing rather than defined by a contract end date. In practice, this shifts the emphasis towards keeping tenants happy and maintaining properties properly - which, if you're doing things right, shouldn't feel like a dramatic change.
Rent Increases, Bidding Wars, and Upfront Payments
A few additional changes also come into force on 1 May 2026 that are worth knowing about.
Rents can only be increased once per year, using a Section 13 notice. Landlords will also be banned from accepting rent in advance beyond one month after the tenancy agreement is signed, and rental listings must state a fixed asking price - landlords cannot accept or encourage offers above the listed rent.
New rules will also prevent discrimination against tenants with children or those receiving benefits.
The Landlord Ombudsman and PRS Database - Coming Later
These two elements often get lumped in with the May 2026 changes, but it's important to be accurate: they're not live yet.
The Private Rented Sector Landlord Ombudsman and the PRS Database are part of Phase 2 of implementation, beginning from late 2026. The first regional rollout of the database is planned for late 2026, with mandatory landlord registration expected to follow in 2027 or 2028.
When the ombudsman does launch, it will allow tenants to raise complaints and have them resolved without going to court - and its decisions will be binding on landlords. Now is a good time to make sure your processes, your documentation, and your communication with tenants are in order.
Property Standards
The Act increases scrutiny on property conditions. Financial penalties for Category 1 hazards - things like serious damp, mould, or structural problems - are expected to be introduced in spring or summer 2026, with fines of up to £7,000.
The government has also been consulting on new Minimum Energy Efficiency Standards, with proposals expected to require all properties to meet at least an EPC rating of C by 2030, with an earlier deadline of 2028 for new tenancies. Firm proposals are expected by the end of 2026.
What This Means in Practice
The key dates to have in your diary right now are:
- 30 April 2026 - last day to serve a Section 21 notice
- 1 May 2026 - Phase 1 of the Act comes into force: Section 21 abolished, all tenancies become periodic, new rent increase rules apply
- 31 May 2026 - deadline to provide the government Information Sheet to all existing tenants
- 31 July 2026 - last day to begin court proceedings under an existing Section 21 notice
- Late 2026 onwards - PRS Database regional rollout begins
Final Thoughts
The Renters' Rights Act is now law. The changes aren't theoretical - the biggest ones are weeks away. But for landlords who already manage their properties professionally, keep good records, and communicate clearly with tenants, the transition should be manageable.
At Pink Property, we're already helping landlords get ahead of these changes - making sure the right processes are in place before the deadlines arrive.
If you're not sure where you stand, now is the time to find out.
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