The Renters’ Rights Act: Key Changes Effective 1 May 2026

The Renters’ Rights Act 2025 (the “RRA”) represents the most significant overhaul of the private rented sector in England in a generation. We have previously covered the RRA here and here.

With the principal provisions coming into force on 1 May 2026, landlords and managing agents must prepare for a fundamental shift in both tenancy structure and risk allocation. This article summarises the key changes and highlights the practical implications.

A new tenancy regime

From 1 May 2026, assured shorthold tenancies (ASTs) will be abolished and replaced with a single system of periodic assured tenancies. This reform applies to both new and existing tenancies, which will automatically convert on commencement of the Act.

The removal of fixed terms introduces open-ended tenancies with no contractual end date. While tenants may terminate on notice, landlords will no longer be able to rely on the expiry of a fixed term to recover possession. This is likely to reduce turnover and increase the importance of robust tenant selection and ongoing management strategies.

Abolition of Section 21 “no fault” evictions

A central pillar of the RRA is the abolition of Section 21 “no fault” evictions. Landlords will instead be required to rely on prescribed statutory grounds (under a revised Section 8 regime) to regain possession.

While new grounds have been expanded (including the sale of the property or occupation by the landlord), these are subject to evidential requirements. In practice, this will increase the evidential burden on landlords and is expected to result in greater reliance on the courts.

Rent regulation and financial provisions

The RRA introduces a more structured approach to rent increases. Landlords may increase rent only once per year via a statutory notice procedure, with a minimum two-month notice period.

Tenants will also have the right to challenge the rent during the first six months of a tenancy or upon receipt of a notice proposing to increase the rent.

Additionally, advance rent payments will be capped at one month’s rent, a change that will particularly affect higher-risk tenancies where landlords have historically relied on upfront payments.

Enhanced tenant protections

The RRA introduces a suite of tenant-focused protections, including:

• A prohibition on discrimination against tenants with children or those in receipt of benefits
• A new right for tenants to request permission to keep pets, with landlords required to act reasonably
• Restrictions on rental bidding practices and greater transparency in rent setting.

Compliance and enforcement

The RRA strengthens enforcement mechanisms, including enhanced local authority powers and increased financial penalties for non-compliance.

Further reforms, such as a new Private Rented Sector Ombudsman and landlord register, are expected later in the implementation timeline, signalling a move towards increased regulation and compliance.

Practical implications

The cumulative effect of the reforms is a decisive shift towards tenant security and greater regulation. Landlords will need to:

• Review compliance with existing legislation
• Consider whether increasing rent now is appropriate
• Reassess whether they wish to remain landlords in light of the changes and reduced flexibility
• Ensure robust compliance frameworks are in place going forward.

Conclusion

The 1 May 2026 implementation marks a structural reset of the English private rented sector. While the reforms aim to deliver greater fairness and stability for tenants, they also impose material obligations and constraints on landlords.

Early preparation and a clear understanding of the new regime will be critical to mitigating risk and ensuring continued compliance in an increasingly regulated environment.

How Pinney Talfourd can help

The changes introduced by the Renters’ Rights Act will have a significant impact on landlords and managing agents. Our experienced team can provide clear, practical advice to help you understand your obligations and prepare for the new regime. To discuss how these changes may affect you, please contact our Hornchurch office on 01708 511000.