How should landlords get ready for the Renters’ Rights Act coming into place on 1st May 2026?

The Renters’ Rights Act represents the most significant reform of the private rented sector in England in decades. With the first phase of the legislation coming into force on 1 May 2026, landlords will need to make meaningful changes to how they let and manage their properties.

From the abolition of Section 21 to new rules on rent increases, pets, and discrimination, the Act reshapes the balance between landlord flexibility and tenant security. Preparing early will be key to staying compliant and avoiding penalties.

So, how exactly should landlords get ready?

Understanding the New Tenancy Framework

From 1 May 2026, assured periodic tenancies will become the standard for the private rented sector. Fixed-term assured shorthold tenancies (ASTs) will be phased out, and landlords will no longer be able to regain possession using Section 21 “no-fault” evictions.

Instead, possession will only be possible using specific Section 8 grounds, such as rent arrears or anti-social behaviour.

Landlords can find the government’s full implementation timeline in the official roadmap published on GOV.UK.
 

Reviewing Eviction and Possession Procedures

With Section 21 removed, landlords will need to be confident in how and when they can rely on Section 8. This includes understanding notice periods, evidence requirements, and the strengthened grounds introduced by the Act.

Shelter provides a clear overview of how possession rules will change under the Renters’ Rights Act.

Now is the time to review internal processes and ensure landlords and managing agents know how to respond if issues arise during a tenancy.

Updating Tenancy Agreements

All tenancy agreement templates will need to be updated before May 2026. Fixed terms, contractual rent review clauses, and outdated possession wording will no longer be valid.

New agreements must reflect:

• Periodic tenancy structures

• Statutory rent increase procedures

• Updated tenant rights

The National Residential Landlords Association (NRLA) has published guidance on what landlords should change:
 

Preparing for New Rent Increase Rules

Under the Renters’ Rights Act, rent increases will be limited to once per year and must be carried out using a Section 13 notice, with at least two months’ notice given to tenants. Rent review clauses written into tenancy agreements will no longer be permitted.

A useful overview of how rent increases will work in practice is available from The Mortgage Works.

Landlords should update their rent review calendars and ensure they are using the correct statutory forms.

Adapting to the New Right to Request Pets

Tenants will gain a formal right to request permission to keep a pet. While landlords can still refuse, they must do so within a set timeframe and provide reasonable grounds.

Landlords should consider updating pet policies, preparing standard response templates, and exploring pet damage insurance options.

Further details are included in the government’s Renters’ Rights Act guidance.
 

Changing Lettings and Advertising Practices

From May 2026, it will be illegal to encourage or accept rental offers above the advertised price. Any form of rental “bidding war” will be banned.

This means landlords and agents must ensure:

• The advertised rent is the maximum rent accepted

• Marketing materials are transparent and compliant

Legal commentary on the bidding war ban is available from Gowling WLG.

Reviewing Tenant Selection Criteria

The Act strengthens protections against discrimination. Blanket bans on tenants who receive benefits or who have children will be unlawful unless there is a clear and objective justification.

Landlords should review application criteria and ensure all decisions are evidence-based and consistently applied.

Official government guidance can be found here.

New Information Requirements for Tenants

Landlords will be required to provide tenants with an official government information pack explaining their rights under the new system. Existing tenants will also need to receive this document within a defined transition period.

The House of Commons Library provides an overview of the expected rollout.
 

Looking Ahead: What Comes Next?

Later phases of the Renters’ Rights Act will introduce:

• A Private Rented Sector Database

• A mandatory Private Landlord Ombudsman

• Potential extensions of higher housing standards

These reforms are expected to follow later in 2026 and beyond, so landlords should continue monitoring updates from GOV.UK.

Final Thoughts

The Renters’ Rights Act is not just a legal update — it’s a structural shift in how renting works in England. Landlords who take steps now to update agreements, processes, and policies will be far better placed to navigate the changes smoothly.

Preparing early means fewer disputes, lower enforcement risk, and stronger tenant relationships once the Act comes into force on 1 May 2026.

If you have any concerns about the changes happening this year, you can always call the team at Rickman Properties on 020 7937 9777 or drop into the office any time. We're here to help you.