Landlords’ and investors’ ‘at-a-glance-guide’ to Renters’ Rights Act
We are entering into a new era in the Private Rented Sector (PRS) on 1st May 2026. Landlords and Investors need to be prepared for the new legislation. It affects how we find new tenants and manage existing tenancies.
Landlords: changes to finding Tenants
Rental bidding will not be allowed among potential tenants.
In addition, a number of non-discrimination provisions have been strengthened. These include descrimination against families, or those on Universal Credit, or tenants with pets.
Landlords: setting up the Tenancy in the future
Rolling tenancies, usually of a month, replace the existing Assured Shorthold Tenancies (AST). These can also be referred to as Assured Periodic Tenancies (APT).
Landlords have to provide the tenant a Written Statement of the Terms of the Tenancy, for tenancies starting on or after 1st May 2026. Any clauses that seek to override the new legislation will be null and void. For example; fixed term agreements will not be legal nor rent review clauses, nor break clauses.
Rent periods may only be a month or less.
Take note Landlords can only increase rents annually, by serving the statutory Section 13 of the Housing Act 1988. The rent increase date can be no less than 2 months ahead of the intended rental increase.
If the Landlord’s rent increase gives rise to a dispute, the First Tier Tribunal (FTT) will be the first point of call to resolve these. Justify your rent increase with market comparables.
Landlords do you know about ending a Tenancy in the future?
2 month’s notice is required on both sides, although there are longer notice periods for some grounds for eviction.
Landlords will need to apply to Court with justification for the chosen grounds for eviction from 1st May 2026.
It is worth noting Landlords cannot enforce some grounds for eviction in the first 12 months of the Tenancy e.g. Ground 1A, Landlord wanting to sell.
What’s more, the Landlord cannot re-market the property for letting (or re-let) until after the 1st 12 months of the tenancy have passed. Given the 4 month notice period, it could be up to 16 months, in total, before a landlord could re-let a property if needed. Seek legal advice for your specific circumstances.
There are strong penalties for citing the wrong Grounds under Section 8 of the Housing Act 1988. Landlords have to be accurate at the outset and demonstrate proof of the grounds being pursued e.g. proof of advertising, instructing a sales agent when selling the property under Ground 1A.
Future developments for landlords
2027 onwards there will be a rollout of the Private Rented Sector (PRS) database of Landlords. Landlords will pay for this compulsory registration.
Landlords must also register with a Landlord Ombudsman, 2028 onwards.
2030 onwards will see the implementation of the Decent Homes Standard and Energy performance Certificate changes.
What can you as a landlord do to protect yourself?
There are things you can do immediately like:
- Take out Rental Guarantee Insurance (RGI) or insist on a Guarantor to protect against longer waits to evict non-paying tenants.
- Ensure you are documenting what might be needed to justify your position or actions in Court. For example, serving compliance paperwork like Gas Safe Certificate, tenant maintenance requests and fulfilment.
- Check your insurance is adequate and that the new Assured Periodic Tenancies are covered under your policy. Or that the insurer has at least updated their policy wording after 1st May.
Remember the deadlines for your paperwork and serve the correct information and notices to all named tenants e.g. The Renters’ Rights Act Information Sheet 2026 to be sent by 31st May 2026 for tenancies that exist prior to 1st May 2026. Or a ‘Written Statement of Terms’ for tenancies started on 1st May onwards, in the form specified by the government. A great resource for keeping up-to-date is Suzanne Smith’s blog and the NRLA: National Residential Landlord Association.
PLEASE NOTE: This information has been written in Laymans’ terms but you should always seek appropriate Legal Advice for your given situation.
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Disclaimer: Property Venture® is not offering advice. It has outlined information in layman’s terms for the reader to be better-informed.
With regard to in-country legislation, letting licences and taxation laws, then you must take appropriate legal or taxation advice during your purchase process, at which time your solicitor or advisor will discuss with you up-to-date legislation and costs.
