The first phase of the Renters’ Rights Act commences on 1 May 2026, and represents a major overhaul of landlord and tenant law in England…

Note that no changes are proposed to the current system in Wales, where we have occupation contracts and a 6-month no-fault notice can still be issued.

If you have buy-to-let property in England, read this article to find out what you need to know.

Changes at a glance

The Government wants to improve the current system for renters in England, which potentially makes life more difficult for landlords. 

The new Renters’ Rights Act will give tenants greater security and stability. All tenancies will move to a periodic, rolling basis, enhancing security of tenure and limiting rent increases to once a year. “No-fault” Section 21 evictions and fixed-term contracts will be abolished.

Here’s more…

Section 21 evictions

Instead of section 21 evictions, there will be a simpler tenancy structure where all assured tenancies are periodic. Even after section 21 no-fault evictions are banned, there are still grounds where landlords can recover possession.

Grounds for possession

When the landlord wants to take their property back, whether to move in or to sell, tenants will have to be given more time to find a home.

Rent increases

Landlords will be able to increase rents once per year to the market rate, that is, the price that would be achieved if the property was newly advertised to let. To do this, they will need to serve a ‘section 13’ notice that sets out the new rent and gives at least two months’ notice. 

Tenants will have the right to challenge unreasonable rent increases which are purely designed to force them out. An independent tribunal will make a judgement on this, if needed.

Fixed-term assured tenancies

These will be removed. All tenancies will be periodic, and tenants will have the right to end the tenancy after giving two month’s notice.

Private Rented Sector Database

In order to use certain possession grounds, landlords will need to be registered on the database. The database will also help landlords understand their legal obligations and demonstrate compliance.

Pets

If a tenant asks to keep a pet in the property, the landlord must consider such requests, and not refuse unreasonably.

Awaab’s Law

Where a home contains serious hazards, this Law sets out clear timeframes during which landlords must take action to make homes safe.

Discrimination

It will be illegal for landlords and agents to discriminate against prospective tenants who are in receipt of benefits or who have children.

Rental bidding

Landlords and agents will be required to publish an asking rent for their property, and it will be illegal for them to accept offers made above this rate.

Expanding civil penalties

Local authority enforcement will be extended, with a package of investigatory powers and a new requirement for local authorities to report on enforcement activity.

Rent repayment orders

Rent repayment orders will be extended to superior landlords, doubling the maximum penalty and ensuring repeat offenders have to repay the maximum amount.

What this means to you

The new law increases restrictions on what landlords can do, adds a regulatory burden, and reduces flexibility. But it doesn’t mean you should give up on your buy-to-let properties in England.

We can help you ensure compliance and put you in the best position to manage your properties moving forward.

For full details, please see the Government website, see our Residential Property page, or give us a call.