LANDLORD UPDATE - TODAYS THE DAY - (1st May 2026) Renters Rights Act is Now in Force

The Renters’ Rights reforms are now in force, marking a major shift for landlords across the UK.

Here are the main changes under the Renters’ Rights Act (effective 1 May 2026 in England), stripped down to what actually matters for landlords:

❌ End of Section 21 (“no-fault” evictions)

You can no longer evict tenants without a reason. All possession must go through Section 8 with valid legal grounds (e.g. rent arrears, selling, moving in).

👉 This is the biggest structural change.

🔁 All tenancies become periodic

• Fixed-term ASTs are effectively gone

• Tenancies roll month-to-month automatically

👉 You can’t rely on a contract end date to regain possession.

⏱️ Stronger eviction rules & notice periods

• Longer notice periods in most cases

• In many situations, you can’t evict within the first 12 months

• Courts become central to regaining possession

👉 Expect slower timelines.

💷 Rent increase restrictions

• Rent can only be increased once per year

• Must use a formal process (Section 13 notice)

• Tenants can challenge increases at tribunal

🚫 Ban on rental bidding wars

• You must advertise a fixed asking rent

• Cannot accept offers above that price

  
  

🐾 Right to request pets

• Tenants can request pets

• Landlords must not unreasonably refuse

⚖️ Anti-discrimination rules

Blanket bans are no longer allowed for:

• Tenants on benefits

• Families with children

👉 Tenant selection must be more objective.

💸 Limits on upfront payments

• Max one month’s rent in advance

📋 New compliance requirements

• Mandatory property portal registration (when rolled out)

• Stronger enforcement by councils

• New landlord obligations on documentation and standards

🧠 Bottom line

This shifts the system toward:

• More tenant security

• Less landlord flexibility

• Greater legal and admin burden