What changed on 1 May 2026
The Renters' Rights Act received Royal Assent on 27 October 2025, and its main provisions commenced on 1 May 2026. For most landlords, the headline changes are:
- Section 21 “no-fault” evictions have been abolished. Possession now goes through section 8, and you must prove a statutory ground.
- Almost all assured shorthold tenancies became periodic assured tenancies. Tenancies are open-ended with no fixed end date. Tenants can leave on two months' notice; landlords cannot simply end a tenancy.
- Information sheet. Existing tenants had to receive the government information sheet by 31 May 2026. If you have not done this, speak to your agent or adviser now.
This guide is a summary for landlords in England and is not legal advice. Check GOV.UK or take professional advice on your own circumstances.
Rent increases
- You can increase rent once every 12 months, using a section 13 notice only, with at least two months' notice.
- Rent review clauses in tenancy agreements no longer work.
- Tenants can challenge a proposed rent at the First-tier Tribunal, which can set a lower figure. There is no cap on the amount you can ask for, but it must be supportable by the market.
- Bidding wars are banned: you cannot invite or accept offers above the advertised rent.
Practical tip: review rents annually using local comparable evidence, so any increase is defensible if challenged.
Possession and the new grounds
- Selling or moving in (Grounds 1A and 1): mandatory grounds with four months' notice, which cannot expire within the first 12 months of the tenancy. After using them you cannot re-let or short-let the property for 12 months.
- Rent arrears (Ground 8): the threshold rose from two months to three, and the notice period from two weeks to four.
- Other section 8 grounds, such as anti-social behaviour and serious breaches, remain available but must be properly evidenced.
The sensible response is good record-keeping: dated inspection reports, repair logs and arrears records make any later possession case far stronger.
Pets and discrimination
- Tenants can ask to keep a pet and you cannot unreasonably refuse. Refusals should be in writing, with reasons, and consider the specific request.
- Refusing a tenant because they receive benefits or have children is unlawful.
The PRS database
A new private rented sector database for landlords is rolling out from 15 December 2026. Landlords will need to register themselves and their properties. Get your paperwork together now: gas safety certificate, electrical safety report, EPC, deposit protection details and tenancy records. Further changes, including a landlord ombudsman, the Decent Homes Standard and Awaab's Law, are being phased in later.
Your landlord checklist
- Confirm every tenant received the government information sheet, and keep proof.
- Switch rent increases to section 13 notices and diarise annual reviews.
- Update your pet and tenant-screening policies so they are fair and lawful.
- Gather safety certificates, EPCs and deposit records for the PRS database.
- Keep inspection reports, repair logs and arrears records in order.
- If you plan to sell or move in, take advice before serving notice.
If you would like us to review your tenancies against the new rules, book a free rental valuation and review.
Sources
Dates and rules summarised from Houst's Renters' Rights Act guide and HCR Law on the PRS database. Always confirm against current GOV.UK guidance.
FAQs
Is section 21 abolished?
Yes. Section 21 no-fault evictions were abolished on 1 May 2026. Landlords now need a statutory ground under section 8.
How often can I increase the rent?
Once every 12 months, using a section 13 notice with at least two months' notice. Tenants can challenge it at the First-tier Tribunal.
When does the PRS database open?
The private rented sector database is rolling out from 15 December 2026, with landlords needing to register themselves and their properties.