Renters’ Rights Act: What Landlords Must Know Before May 2026

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The UK’s private rented sector is on the brink of a major transformation. With the Renters’ Rights Act receiving Royal Assent in October 2025, landlords across the East of England must prepare for the first wave of changes, which will take effect from 1st May 2026.

This landmark legislation aims to 'rebalance the relationship between landlords and tenants, offering greater security for renters while streamlining processes for responsible landlords'.

Key Changes Coming in May 2026

The first phase of the Act introduces several reforms that will directly impact how landlords operate:

- Section 21 Evictions Abolished: The “no-fault” eviction process will be removed. All possession claims must now be made under revised Section 8 grounds, which have been expanded to include legitimate reasons such as selling the property or moving in yourself.

- All Tenancies Become Periodic: Fixed-term tenancies will be phased out. New and existing tenancies will automatically convert to periodic agreements, offering flexibility while maintaining legal clarity.

- Rent Increase Restrictions: Rent can only be increased once per year, and tenants will have the right to challenge excessive hikes through a tribunal, These will change to a 2 month notice period.

- Upfront Rent Limits: Landlords will be prohibited from requesting more than one month’s rent in advance.

- Mandatory Information Leaflet: Landlords must provide tenants with a government-issued leaflet explaining their rights under the new law within the first month of tenancy.

Implementation Timeline

The Government has outlined a phased approach:

- Phase 1 (May 2026): Periodic tenancies and Section 21 abolition come into force.

- Phase 2 (Late 2026): Launch of the Private Rented Sector Database and Landlord Ombudsman Scheme.

- Phase 3 (2027): Further enforcement tools and dispute resolution mechanisms.

What landlords should do now to stay compliant and avoid penalties (which can range from £7,000 to £40,000), landlords should:

- Review tenancy agreements and prepare to transition to periodic formats.

- Audit rent increase.

- Prepare documentation for tenants, including the required information leaflet.

- Attend ELA training sessions and webinars to stay informed.

Protecting Good Landlords

While the Act strengthens tenant protections, it also aims to supports landlords by:

- Clarifying possession grounds.

- Increase in CCJs giving landlords better insight into tenants past rental performance.

- Improving sector reputation through better standards.

Final Thoughts

The Eastern Landlords Association recognises that these changes may feel daunting, but they also present an opportunity to modernise and professionalise the sector. We’re here to support our members every step of the way.

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