Renters’ Rights Act: What You Need to Know in 2026

The Renters’ Rights Act 2025 is coming into full implementation from 1 May 2026. Its the biggest shake-up to residential tenancy law in England and Wales in decades, since Housing Act 1988 and replacing much of the content. If you’re a landlord, the changes are not optional, and with key reforms taking effect from 1 May 2026, you must ensure you’re fully compliant.

The legislation touches almost every stage of the landlord-tenant relationship: from how tenancies begin, to how rent is increased, to how and when you can regain possession of your property.

This article sets out the major reforms and what they mean for you in practice. 

What Is the Renters’ Rights Act 2025?

The Renters’ Rights Act 2025 is the most significant legislative change to the private rental sector since the Housing Act of 1988, nearly forty years ago.

Receiving Royal Assent on 28 October 2025 and implemented from 1 May 2026, the Act fundamentally reforms how residential tenancies in England work. Its primary aim is to improve security and stability for tenants, but the practical effect is that landlords face a substantially changed legal landscape, with new obligations, new grounds for possession, and considerably less flexibility than before.

Understanding what has changed and how it affects your existing tenancies and management processes is essential.

When Do the Changes Take Effect?

Despite receiving Royal Assent in October 2025, the Renters’ Rights Act is being rolled out in phases. Landlords need to understand the timetable clearly.

The final day for a Section 21 notice to be validly served, is 30 April 2026. 

Phase 1 begins on 1 May 2026, when most of the major changes take effect, most notably with the abolition of Section 21 ‘no fault’ notices. Further, most existing Assured Shorthold Tenancies (ASTs) will automatically become Assured Periodic Tenancies (APTs), ending fixed-term contracts. 

By 31 May 2026, landlords must provide tenants with the government Information Sheet or written terms. If you have served a valid Section 21 notice served before 1 May 2026, you have until 31 July 2026 to issue court proceedings.

Missing any of these deadlines can affect the validity of your notice, and your ability to obtain a possession order from the court. If you have a Section 21 notice in progress, or are considering one before the cut-off, take specialist advice without delay. We typically only act for landlords, nationally.

Legislative Reforms Introduced by the Renters’ Rights Act 2025

Automatic Conversion of Most Existing Tenancies

Most existing Assured Shorthold Tenancies will automatically convert on 1 May 2026 to Assured Periodic Tenancies. Fixed-term tenancies will end.

Abolition of Section 21 ‘No-Fault’ Evictions

Section 21 no-fault evictions cease on 1 May 2026 and (other than for section 21 notices served before 1 May 2026), these notices will no longer exist or be an option for landlords. Going forward, landlords will only be able to seek possession using one or more of the mandatory and/or discretionary grounds under Section 8.

Reform and Expansion of Possession Grounds Under Section 8

Section 8 notices already existed, but have been expanded with additional grounds for possession to partly offset the loss of Section 21 evictions. Some existing grounds have been widened.

Ground 1A is a new ground relating to the sale of property which requires four months’ notice. There are restrictions on re-letting if a sale is not achieved.

Ground 4A is a new ground for HMO (House of Multiple Occupation) students. The notice period under Ground 7A for serious anti-social behaviour has been reduced, giving landlords a faster route to possession in the most serious cases.

Landlords now have more defined reasons on which they can seek possession but on the flip side, tenants also have more bases to defend against eviction. In reality notice periods are longer, arrears need to be higher, and regaining possession will take longer and be more complex.

New Statutory Rules on Rent Increases

Rent increases become a statutory rather than contractual (tenancy agreement) process from 1 May 2026. Rent increases are limited to one per year via a process which tenants can formally challenge.

Landlords must provide at least two months’ notice of the rise, and the proposed new rent should reflect the open market rates for comparable properties in the local area.

Rent review clauses in existing tenancy agreements are automatically void.

Rental Bidding Wars

The Renters’ Rights Act bans rental bidding wars where competing prospective tenants are encouraged to bid above the advertised rent to secure a property.

It’s also prohibited to accept a higher rental offer from a tenant even without any form of encouragement from a landlord or letting agent.

Property Safety and Standards

The Act extends the Decent Homes Standard to the private rental sector. The Decent Homes Standard is designed to provide a minimum level of comfort and protection, ensuring houses and flats are warm, safe, and well-maintained.

Awaab’s Law now applies; previously this was just for tenants in social housing, meaning landlords must address structural issues and health hazards like mould and damp within specific timeframes.

Local authorities also have new and stronger enforcement powers with more onerous penalties for non-compliance.

Criteria for Tenant Selection

Blanket bans on tenants with pets are prohibited, as is discrimination against tenants with children or those receiving benefits, designed to ensure fair access to housing for all. Assessing affordability of rent remains possible but caution is needed by landlords to avoid discriminating for an unlawful reason.

Practical Implications for Landlords

The Act requires landlords to take stock across several areas of their management and compliance practices in order to preserve the ability to serve a valid notice, and to obtain a court possession order in the worst cases, where necessary. Individual cases will vary but the key practical steps are generally:

• Review your tenancy agreements. Any rent review clauses are now automatically void. Check for other contractual terms that may conflict with the new statutory framework.
• Update your rent increase process. Rent increases are now governed entirely by statute, not your tenancy agreement. You must give at least two months’ notice, limit increases to once per year, and reference open market rates for comparable local properties.
• Confirm your properties meet the Decent Homes Standard. The Standard now applies to the private rental sector. Address any issues with damp, mould, or structural hazards promptly — Awaab’s Law sets strict timescales for doing so.
• Familiarise yourself with the Section 8 grounds. Section 21 is gone. From 1 May 2026, Section 8 is your only route to possession. Knowing which grounds apply to your situation, and what evidence you’ll need, is essential preparation.
• Act on any open possession matters now. If you are mid-proceedings or considering a Section 21 notice, the transitional timetable is critical. A missed deadline or incorrect approach can invalidate an otherwise valid case. Take specialist advice without delay.

Preparing for the Renters’ Rights Act

The Renters’ Rights Act covers the whole gamut of the landlord-tenant relationship from beginning to end. The legislation includes plenty of changes, and areas of law which are retained have been expanded and amended.

Landlords must prepare for the new regime with a wholescale review of their property portfolio and management processes to ensure compliance under the new Act.

Where problems are encountered and notices and/or possession proceedings are needed, our experienced property litigation team are well placed to help landlords regain possession under the new legislation. We have acted in hundreds of possession claims across the country, and have decades of experience in this area of work.

If you have an existing possession matter, or are concerned about how the transitional changes affect your position, we can advise and act quickly. Speak to our team and we will be happy to assist you.

Frequently Asked Questions

What Are the New Tenancy Rules for May 2026?

From 1 May 2026, Section 21 ‘no-fault’ evictions are abolished. Landlords must use Section 8 grounds to seek possession. Existing Section 21 notices served before 30 April 2026 remain valid, but court proceedings must be issued by 31 July 2026. All existing Assured Shorthold Tenancies automatically convert to Assured Periodic Tenancies from 1 May 2026, bringing fixed-term tenancies to an end.

Are Section 21 ‘No-Fault’ Evictions Abolished Completely?

Yes. Section 21 ‘no-fault’ evictions will be completely abolished with effect from 1 May 2026. After that date, landlords must seek possession using one of the mandatory or discretionary grounds contained in Section 8. Section 8 has new grounds to reflect the loss of no-fault evictions, with some existing grounds expanded.

How Will the Renters’ Rights Act Affect Existing Tenancies?

The Renters’ Rights Act alters existing Assured Shorthold Tenancies to Assured Periodic Tenancies on 1 May 2026. Fixed-term contracts will no longer exist. Tenants are also protected by the abolition of Section 21 notices, meaning their landlord cannot evict them on a ‘no-fault’ basis and must use Section 8 grounds. Rent review clauses in current tenancy agreements become void.

Helix Law Can Help You Post Implementation of the Renters’ Rights Act

For decades Helix Law has supported landlords nationally in regaining possession of your property. This will continue including through the transitional period in 2026 where section 21 claims are continuing, and where new section 8 notices and new possession claims are required.

Our expert property litigation team act nationally and can help you regain possession of your property across England and Wales. We assist with possession cases under both the existing rules and the new Section 8 grounds, always working to protect landlords with practical, strategic support. That includes advice on eviction timelines and defences and how to evict without a tenancy agreement.

Beyond possession, we advise on a broad range of property-related disputes and litigation. Our team is well placed to tackle any challenges and/or counterclaims, legal, evidential/factual or procedural arguments you may face.

Get in touch with the Helix Law property team to discuss your situation and find out where you stand. We’d love to assist you.