The Renters’ Rights Act introduces the most significant reforms to the private rented sector in decades.
From the abolition of fixed term tenancies and Section 21 to new rent increase rules and strengthened tenant rights, the way landlords operate will fundamentally change from 1st May 2026. Early preparation is essential.
This post explores:
- The implementation roadmap.
- Key dates to diarise.
- The top 5 changes affecting landlords.
- Practical steps landlords should take now.
Key Implementation Dates
Understanding the timeline is crucial.
1st May 2026 - Phase 1
- Phase 1 focuses on Core Tenancy Reform.
- Fixed Term Assured Shorthold Tenancies (ASTs) abolished.
- Section 21 removed, enhanced Section 8.
- All tenancies become Assured Periodic Tenancies.
- New rent increase rules.
- Increased tenant rights.
Late 2026 - Phase 2
The PRS Landlord Database and Property Ombudsman requirements to take effect.
2035 (or sooner) - Phase 3
The Decent Homes Standard and Awaab’s Law (damp and mould) standards to be implemented.
The 5 Most Important Reforms for Landlords
1. The End of Fixed-Term Tenancies
From 1st May 2026:
- Landlords cannot grant fixed term ASTs.
- All new tenancies must be Assured Periodic Tenancies.
- Tenancies will roll monthly.
The government will shortly publish prescribed wording for tenancy agreements. We are reviewing our templates and will be updating these in readiness for the deadline. These will then replace the ASTs which are currently available for download.
What Happens to Existing Tenancies?
- All existing ASTs or Periodic tenancies granted before 1st May 2026 will automatically convert to the new tenancy structure on 1st May 2026.
- Landlords do not need to issue a new tenancy agreement for existing tenancies.
- Landlords will be required to serve a prescribed information sheet on existing tenants by 31st May 2026 detailing the new rules.
The Government is expected to publish the prescribed wording by March 2026.
Landlords can continue to use the range of AST templates available until the new changes.
Student Landlords - Important Changes
Academic-year fixed terms will no longer be available from 1st May 2026. Instead:
- Student tenancies must be periodic.
- New student-specific possession grounds will apply.
- Mandatory wording must be included in agreements.
We are reviewing our templates and, as soon as the government has released its prescribed wording to be included in tenancies, these will be ready to download.
2. Abolition of Section 21 Notices
From 1st May 2026:
- Section 21 or “No Fault” eviction notices are abolished.
- Landlords must rely on revised Section 8 grounds.
Can Section 21 Still Be Used Before 1st May 2026?
If a valid Section 21 notice is served before 1st May 2026, possession proceedings may be issued until the earlier of the expiry of the notice, or 31st July 2026. After that point, Section 21 will no longer be available.
Landlords should familiarise themselves with the Section 8 process now.
3. Section 8 Changes
To compensate for the removal of Section 21, new and amended grounds will be introduced, including:
- Mandatory possession where a landlord intends to sell.
- Mandatory possession for landlord or family occupation.
- Revised rent arrears thresholds.
- New student-specific possession grounds.
4. Rent Increase Reform
From 1st May 2026:
- Rent review clauses will no longer be valid.
- All rent increases must follow the Section 13 statutory procedure.
- A minimum of two months’ notice must be given.
- Tenants can challenge increases at the Tribunal.
5. Stronger Tenant Rights
Landlords must not refuse applicants because they receive benefits or have children.
In addition, tenants may request permission in writing to keep a pet, and landlords must consider the request within a strict timeframe and not unreasonably refuse.
6. Restrictions on Rent in Advance
Landlords may only request one month’s rent in advance after the tenancy agreement has been signed.
Landlords cannot invite or accept higher offers to those advertised.
Financial Risk for Non-Compliance
Local authorities can issue civil penalties of up to £7,000 for breaches. In addition, landlords risk tribunal challenges and the inability to recover possession.
Early preparation will reduce risk of enforcement action and litigation risk.
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