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Residential landlords should now be aware, the tenancy reforms parts of the Renters Rights act come into force on 1st May 2026, marking the biggest change in tenancy law for over 35 years.
It is essential that all landlords and managers of private rented tenancies are thoroughly familiar with the changes before 1st May. We can’t hope to go through all the changes here, but there is detailed and clear information on the government website.
What are the main changes?
(this information does not replace you making yourself familiar with all the changes e.g.by studying the government website, or getting training and information from a reputable landlord association such as the NRLA)
Abolition of section 21
Most of you will be aware that from 1st May, Assured Shorthold Tenancies will be abolished and you will not be able to use the section 21 eviction procedure unless you have already given a valid and accurate section 21 notice after 1st November 2025. Tenancies will be ordinary Assured Tenancies.
However, the section 8 grounds for possession have been expanded with a new grounds for possession, for example where the landlord is intending to sell the property, though you will not be able to use some of these grounds in the first year of the tenancy.
Abolition of fixed terms
From 1st May all Assured Tenancies (i.e. most residential tenancies) will be periodic, that is to say, the law will not see them as having a fixed length. This means a tenant will be able to end the tenancy at any time by giving 2 months notice.
Statement of terms
You must give your tenant a statement of terms and conditions including important points about your tenants’ rights .
This will usually happen by using a tenancy agreement which incorporates the information you have to include, but where there is an existing tenancy, you will have to give this information in a separate information guide for tenants. We understand the government will be making material available for landlords which you can use for this purpose.
You must give this information to all your tenants by 1st June 2026.
Rent
You will only be able to increase your rent by using the proper legal procedure, even if your tenant agrees to pay an increased rent.
There are new limits on paying rent in advance.
There is new law preventing rental bidding; you will have to let the property at the rent advertised.
Substantial new financial penalties
There are significant new financial penalties for landlords who do not comply completely with the new laws which include:
Up to £7,000 e.g. for:
- giving your tenant a fixed length tenancy agreement
- failing to give your tenant the statement of terms
- giving your tenant a notice to leave which, does not have the correct wording
- telling your tenant to leave verbally
- misusing the grounds for possession.
Up to £40,000 e.g. for:
- harassing or illegally evicting your tenant
- repeating any breach of the new legislation, even where it is a repeat minor breach
- recklessly or knowingly misusing ground for possession.
These penalties may seem harsh, but the council has the legal duty for enforcing the legislation, and so it is crucial that you either make absolutely sure you understand ALL the new legislation, and you are able to comply with it, or you employ a professional managing agent who is a member of a Government approved redress scheme, and who you are confident you can trust to get things right.
Future changes
Future changes that the Renters’ Rights Act will bring in include a new landlord database that landlords must register with, and the creation of a new landlord ombudsman, but these changes are some way off, and our strong advice is, for now, to focus on the new laws coming in on 1st May 2026.
Do you think that another landlord or managing agent may find this useful? 
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