From 1 May 2026, the Renters’ Rights Act introduces the most significant changes to private renting in England for many years. The reforms affect how landlords let property, manage tenants and bring tenancies to an end.

For landlords and property investors, understanding these changes is essential to remain compliant and avoid penalties.

Fixed term tenancies replaced by rolling agreements

One of the biggest changes is the move away from fixed term tenancies. Most existing and new tenancies will become assured periodic tenancies, meaning they run on a rolling basis with no fixed end date.

This removes the certainty of a defined term and means landlords must plan for greater flexibility in occupancy.

End of no fault evictions

The Act abolishes Section 21 evictions. Landlords can no longer ask tenants to leave without giving a valid legal reason.

Instead, possession will only be possible using specific grounds, such as:

• rent arrears
• selling the property
• moving into the property

This represents a major shift in the balance of rights towards tenants.

New rules on rent increases

Rent increases will be limited and standardised. In most cases, landlords will only be able to increase rent periodically, typically once per year, and tenants may challenge increases they believe are excessive.

This means pricing strategy will need to be more carefully managed.

Greater tenant protections

The new rules introduce stronger protections for tenants, including:

• a ban on rental bidding wars
• restrictions on discrimination, for example against tenants with children or those receiving benefits
• limits on advance rent payments, generally capped at one month

These changes are designed to make access to rental housing fairer and more transparent.

New compliance requirements for landlords

Landlords must also meet new administrative obligations. For example, tenants must receive a government information sheet explaining the changes by 31 May 2026, or landlords may face fines.

Further measures, including a landlord database and ombudsman scheme, are expected to increase oversight of the sector.

What landlords should do now

With these changes now in force, landlords should:

• review tenancy agreements and processes
• ensure compliance with new eviction rules
• update rent review strategies
• check communication procedures with tenants
• consider the long term viability of their property portfolio

A more regulated environment

The overall direction of travel is clear. The private rented sector is becoming more regulated, with greater emphasis on tenant rights and transparency.

For landlords, the focus now shifts from flexibility to compliance and long term planning. Taking early advice and reviewing procedures now will help ensure that property businesses remain both compliant and commercially viable under the new rules.