The Renters’ Rights Act: What 1 May 2026 Means for Landlords

The clock is ticking. In less than two weeks, the rental landscape in England will undergo its most significant transformation in decades. Whether you’re a seasoned portfolio landlord or managing a single buy-to-let, here’s what you need to know about the changes coming into force on 1 May 2026.

The End of Section 21: No More ‘No-Fault’ Evictions

The headline change is the abolition of Section 21—the mechanism that has allowed landlords to regain possession of their property without needing to provide a reason. From May, this disappears entirely.

In its place, we move to a new system of Assured Periodic Tenancies (APTs). Fixed-term tenancies as we know them are gone. Every tenancy will now roll on a periodic basis from the outset, giving tenants the right to give two months notice at any time.

New Statutory Grounds for Possession

Evictions will now require a valid reason under a reformed Section 8 framework. The government has introduced and revised several grounds, including:

Ground 1A – Intention to Sell

If you need to sell your property, you can use this new ground—but there’s a catch. All tenants now receive a minimum 12 months of security before this ground can be used. There’s also a 12-month re-let ban, preventing landlords from simply evicting to find new tenants at higher rents.

Longer Notice Periods

Notice periods for landlords are doubling from two to four months under most grounds (Ground 1 – moving back in and Ground 1A). Meanwhile, tenants retain the flexibility to give just two months’ notice at any time—a notable asymmetry that landlords will need to factor into their planning.

Rent Increases: A More Regulated Process

Gone are the days of informal or automatic rent reviews. Under the new rules, rent can only be increased once per year and must be done through a formal Section 13 notice. This gives tenants the right to challenge increases they consider excessive at a tribunal, so landlords should ensure any proposed rises are in line with market rates and properly evidenced.

Phase Two of the Renter’s Rights Act

The Renters’ Rights Act will have future stages. The second phase is expected to introduce:

  • A national landlord database – bringing transparency to the sector and helping tenants verify that their landlord is compliant
  • A private rental sector ombudsman – giving tenants a formal route to resolve disputes without going to court

Details on timing and implementation are still emerging, but landlords should start preparing now for increased scrutiny and accountability.

What DIY Landlords Should Do Now

If you are managing properties yourself, the margin for error is shrinking. Here’s how to stay ahead:

  1. Get trained. Formal landlord training isn’t just about competence—many boroughs now offer discounts on HMO licence fees for accredited landlords. It pays for itself.
  2. Prioritise compliance. With a national database and ombudsman on the horizon, clean and detailed record-keeping isn’t optional. Document everything: safety certificates, correspondence, repairs, notices, and rent payments.
  3. Prepare for Making Tax Digital. The next phase of HMRC’s digitalisation programme is approaching. If you haven’t already, now is the time to get your accounting systems in order.

The Bottom Line

The Renters’ Rights Act represents a fundamental shift in the balance of power between landlords and tenants. The days of casual, reactive property management are over.

Landlords who invest in training, systems, and compliance will be well-positioned to navigate these changes. Those who don’t may find the new regime unforgiving and will do well to shop around for a good management agent.

1 May 2026 is coming. Need help? Call us today on 0203 588 5115 to discuss how we can help.

Disclaimer: Marybow Property takes all reasonable care to ensure that the information contained on this website is accurate. However, we cannot guarantee the accuracy or completeness of the content. Our website, including the blogs, is not legal or financial advice and should not be construed as such. We reserve the right to change the information on this website at any time.