Read the upcoming changes to the Renters’ Rights Act, which have been confirmed by the government. These will commence on the 1^st of May 2026. Below is a brief summary of the changes we feel may affect our landlords. We have tried to provide the necessary details as briefly as possible; we hope this summary gives a general overview of the changes as we understand them.

Full details on the Renters’ Rights Act, as provided by the government, can be viewed on the link below. As further details are made available, we shall provide additional updates:

https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act

1.   Abolition of Section 21 Evictions

Gaining possession of your property can be on the grounds that you or your close family wish to move in, or you intend to sell the property. Landlords are not permitted to re-let within 12 months if they are unable to prove they attempted to sell the property or took up occupation. Alternatively, the Section 8 notice for breach of tenancy, meaning rent arrears of more than 3 months or discretionary grounds (more complex to prove, such as persistent late rent payment, deterioration of the property, anti-social behaviour, deterioration of the furniture, etc).

2.   Removal of Fixed-Term Assured Tenancies

All contracts will automatically become periodic from the 1^st of May 2026. The periodic tenancy rules are such that landlords cannot serve notice in the initial 12 months of a tenancy, but tenants can give 2 months’ notice at any point (this notice must align with a rent payment period). After the protected 12-month period, the landlord can serve 4 4-month notice, providing the grounds in point 1.

3.   No bidding over asking price

Tenants are not allowed to bid over the asking price for a rental property.

4.   Advance payment of rent is no longer permitted

Rent can only be paid 1 month in advance. Landlords are not permitted to accept upfront rent payment for any period; rent can only be paid when due for the month.

5.   Rent increases

Rent Increases can only be requested using a Section 13 notice with 2 months’ notice. This can only be done once per annum to market value. Rent review clauses are not permitted.

6.   An information sheet must be provided to all tenants

All tenants must be issued with a Government information sheet prior to 1^st of May 2026. This document is expected to be made available by the Government on its website in March 2026.

7.   Prohibiting rental discrimination

Landlords are not permitted to discriminate against tenants with pets, children or those in receipt of benefits. In relation to tenants who are in occupation wishing to adopt a pet, the landlord cannot unreasonably withhold consent when a tenant requests to keep a pet in their rented home.

7.   Further measures to follow later

These include a database of landlords; all landlords must register and pay an annual fee if they wish to rent their property. An Ombudsman service will be launched for tenants to make complaints about their landlord. The database is expected to be launched in late 2026, with the Ombudsman service expected in the next few years. Along with these measures, the Government plan to bring in new Decent Home Standards, expected in around 2028. This will provide more regulation around the minimum quality levels expected for rented properties and strict timeframes for essential repairs (including damp and mould).

Please note the above information is our interpretation of the rules; you may wish to consult a property solicitor to confirm your position in respect to these new regulations.

If you have any questions regarding how these changes under the Renters’ Rights Act may affect your rental property, please give us a call at the office on 0161 941 4445.