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Tenancy Reform 2026: What Landlords Need to Know About the Renters’ Rights Act
The Renters’ Rights Act introduces the most significant tenancy reform in decades, with major changes coming into force from 1 May 2026.
For landlords, understanding these reforms now is essential to staying compliant, protecting assets, and avoiding costly pitfalls.
Below is a comprehensive overview of what’s changing and how to prepare.
- End of Section 21: Last Chance to Act
From 1 May 2026, Section 21 “no‑fault” evictions will be abolished, meaning landlords will no longer be able to end tenancies without providing a valid legal ground.
All new and existing tenancies will automatically convert to assured periodic tenancies. Landlords have until 30 April 2026 to serve any final valid Section 21 notices.
- New Section 8 Grounds: Stricter Rules, Longer Notices
With Section 21 gone, landlords must rely solely on updated Section 8 grounds. Key changes include:
- Mandatory Rent Arrears (Ground 8): The notice period increases to 4 weeks (up from 2 weeks). Tenants must now be at least 3 months in arrears (up from 2 months).
- Landlord Selling or Moving In (Grounds 1 & 1A): These grounds require 4 months’ notice and cannot be used during the first 12 months of the tenancy.
- Rent Increases: Stricter Limits and New Procedures
Rent may now only be increased once every 12 months, and landlords must issue a Section 13 notice with an extended two‑month notice period.
Tribunal challenges are free, increasing the likelihood of tenants disputing increases. Landlords should be prepared to justify rent rises with clear market evidence.
- Ban on Bidding Wars & Limits on Upfront Rent
Landlords can no longer accept offers above the advertised rent, and only one month’s rent upfront can be taken. This is designed to create a fairer and more transparent marketplace for tenants.
- Pets, Discrimination & Property Standards
Under the new rules, landlords cannot unreasonably refuse pets, and discrimination based on children or benefits is prohibited.
The Act also reinforces obligations around property standards, including compliance with damp and mould regulations under Awaab’s Law.
- Landlord Ombudsman & PRS Database
A new PRS Database and a mandatory Landlord Ombudsman will launch later in 2026, designed to increase accountability and streamlining dispute resolution. Landlords will need to register and comply with new data and conduct requirements. Failure to register can result in:
- Fines of up to £40,000 (for serious, persistent or repeated breaches),
- Inability to regain possession
- Potential criminal prosecution.
What Should Landlords Do Now?
- Review tenancy agreements ahead of the 2026 switch to periodic tenancies.
- Plan for the end of Section 21, including any strategic notices before April 2026.
- Update rent review processes in line with the new one-per- year limit.
- Prepare for evidence-based possession cases under Section 8.
- Start compliance planning for the PRS Database and Ombudsman schemes.
The Renters’ Rights Act brings sweeping changes, and acting early is the best way to protect your position as a landlord.
Bermans’ Litigation team is ready to help you navigate the new regime with confidence – from reviewing tenancy agreements to advising on possession strategies and compliance.
Contact Bermans today to ensure you are fully prepared for the 2026 reforms.