These changes apply to all existing and new private rented homes.

1. Section 21 “No‑Fault” Evictions Will End

From 1 May 2026, landlords will no longer be able to evict tenants without giving a legal reason.

Instead, you must use updated Section 8 grounds, which have been expanded and strengthened. These include:

• You want to sell the property
• You or a close family member need to move in
• Serious rent arrears
• Anti‑social behaviour

The government says these changes are meant to give tenants more security while keeping fair routes for landlords to recover their property when needed.

2. All Tenancies Become Periodic

From 1 May 2026, all Assured Shorthold Tenancies (ASTs) will automatically become open‑ended periodic tenancies with no fixed term.

This means:

• You will no longer issue fixed 6‑ or 12‑month contracts
• Tenants can end the tenancy with two months’ notice
• You can only end the tenancy using valid possession grounds

This reform aims to simplify the system and create clarity across the private rented sector. [

3. Rent Increases Limited to Once Per Year

From May 2026, rent can only be increased once every 12 months, and you must follow the legal Section 13 process.
Tenants also have the right to challenge the increase at the First‑tier Tribunal if they believe it’s above local market value.

4. Anti‑Discrimination Rules Will Strengthen

The Act makes it illegal to refuse tenants because they receive benefits or have children.
This is designed to end long‑standing “No DSS” practices.

You can still check affordability and ask for references—just not automatically reject people on benefits.

5. Upfront Rent Limited to One Month

Landlords may now ask for no more than one month’s rent in advance, preventing high upfront barriers for tenants.

6. Pets Must Be Considered Fairly

Tenants can request permission to keep a pet.
You must consider the request fairly and cannot refuse without a good reason.

7. New Landlord Register and Ombudsman Coming in Late 2026

Later in 2026, the government will begin introducing:

• A national landlord and property database
• A free Ombudsman service to resolve tenant complaints without going to court

These systems aim to make renting more transparent and reduce disputes.

Landlord Preparation Checklist (Step‑by‑Step)

✔ Before 1 May 2026

1. Review All Current Tenancies

• Identify every AST you manage—they will all automatically convert to periodic.
• Prepare updated documents and communication templates.

2. Update Your Eviction Procedures

• Remove all Section 21 notices from your standard processes.
• Train yourself or your staff on the new Section 8 grounds.

3. Check Your Rent Review System

• Ensure your rent increases are set to once per year under Section 13 rule
• Remove any rent‑review clauses in tenancy agreements (as they can no longer be used).

4. Update Your Adverts and Screening Procedures

• Remove any wording that excludes benefit recipients or families with children.
• Ensure staff and agents understand the anti‑discrimination rules.

5. Review Upfront Charging Policies

• Make sure you never request more than one month’s rent upfront.

6. Create a Pet‑Request Process

• Decide how you will assess requests (e.g., pet‑type checks, insurance, conditions).
• You cannot refuse without good reason.

✔ After 1 May 2026

7. Apply Correct Notice Periods

• Tenants must give two months’ notice to leave.
• Your notices to regain possession must follow the updated law.

8. Use Updated Possession Grounds

• Confirm whether your reason for possession fits the strengthened Section 8 grounds
  (e.g., selling, moving in, arrears, anti‑social behaviour).

✔ Later in 2026

9. Register on the National Database (when available)

• The landlord register will roll out gradually from late 2026.
• Prepare to supply property information and compliance documents.

10. Engage with the Ombudsman Service

• Use the free Ombudsman for disputes instead of going straight to court.

Where can i find out more?

Find out more detailed information about the Renters Rights Act HERE