The Renters’ Rights Act – Changes from 1 May 2026

From 1 May 2026, the legal framework governing the private rented sector in England will change significantly. The Renters’ Rights Act 2025 introduces wide-ranging reforms that directly affect how residential property is to be let, managed and repossessed.

The Act applies to most private residential landlords in England and will affect existing tenancies as well as new lets. It removes Section 21 no-fault evictions, restricts rent increases and bans rental bidding wars. As a result of the abolition of Section 21 evictions, the Section 8 process becomes the primary legal mechanism for landlords to regain possession of their property.

This article explains the key elements of the Renters’ Rights Act from a landlord’s perspective, focusing on practical impact, compliance risk and what landlords should be preparing for ahead of implementation.

Landlords who want guidance on amending existing agreements, managing risk or addressing early disputes can speak to landlord and tenant solicitors for tailored advice on preparing for the transition.

Key changes at a glance

• From the 1 May 2026, all assured shorthold tenancies automatically convert to assured periodic tenancies.
• Rent increases are restricted, typically limited to once per year and subject to formal notice and challenge procedures (the Section 13 process).
• Rental bidding wars are banned, meaning the advertised rent must be the rent offered.
• Section 21 is abolished, with landlords required to rely on statutory Section 8 grounds.

Renters’ Rights Act and the automatic conversion of ASTs

One of the most immediate changes under the Renters’ Rights Act is the abolition of assured shorthold tenancies. From 1 May 2026, all existing ASTs automatically convert into assured periodic tenancies.

What landlords need to understand:

• No new tenancy agreement is required for existing tenants.
• Tenancies become rolling by default, with no fixed term end date.

The end of fixed-term tenancies under the Renters’ Rights Act

The Renters’ Rights Act removes fixed-term tenancies from the mainstream private rented sector.

For landlords, this means:

• No guaranteed tenancy end date for future planning purposes.
• Tenants may usually leave if they invoke two months’ notice.

Landlords who previously relied on fixed terms for portfolio planning, refinancing or exit strategies will need to adapt to a more open-ended letting model.

Taken together, the removal of fixed terms and the abolition of Section 21 evictions shifts possession from a time-based process to a reasons-based legal framework. This will ultimately require landlords to be more proactive in respect of repossessing their property.

Rent increases under the Renters’ Rights Act

The Renters’ Rights Act introduces stricter controls on rent increases, with the aim of improving predictability and preventing indirect evictions.

Key changes for landlords:

• Rent increases are generally limited to once per year.
• Formal notice procedures apply, with clearer routes for challenge (per the Section 13 process).
• Disputed increases are likely to become more common, particularly where they coincide with wider tenancy issues.

Rent increases remain lawful, but landlords should expect greater scrutiny and a higher evidential threshold where increases are challenged.

Renters’ Rights Act ban on bidding wars

The Renters’ Rights Act bans rental bidding wars, preventing landlords and agents from encouraging or accepting offers above the advertised rent.

This will ultimately place a greater onus on landlords to ensure compliance in respect of their:

• Property marketing strategies;
• Rent-setting decisions at the outset of a tenancy; and
• Agents’ communications and conduct.

Landlords should ensure that letting agents are fully aligned with the new requirements, as responsibility and enforcement risk may extend beyond the agent alone.

Section 21 abolished possession under the Renters’ Rights Act

A central pillar of the Renters’ Rights Act is the abolition of Section 21 no-fault evictions.

From 1 May 2026:

• Landlords must rely on reformed Section 8 grounds to regain possession.
• A legally recognised reason is required, such as rent arrears, anti-social behaviour, sale of the property or landlord occupation.
• Possession claims are more likely to be challenged, increasing time, cost and evidential demands.

Under the Renters’ Rights Act, possession claims must be supported by specific statutory grounds, making robust compliance and documentation essential.

Landlords who anticipate needing to recover possession should review their position early. Our dedicated tenant eviction services help landlords understand the new Section 8 framework, the evidence required, and the procedural steps involved in a possession claim.

What landlords should be preparing for now

• Reviewing existing tenancy agreements and precedent documentation.
• Auditing possession evidence and record-keeping processes.
• Reassessing rent-setting and increase strategies.
• Ensuring letting agents understand and comply with the new regime.

How we help landlords prepare for the Renters’ Rights Act

The Renters’ Rights Act represents a significant change in how residential property is let and managed in England. For landlords, early preparation will be key to managing risk and avoiding disputes, as the new framework comes into force.

We support landlords by:

• Reviewing tenancy agreements and precedent documents to ensure they reflect the new legislation.
• Auditing possession processes, evidence gathering and record keeping, with a focus on how the reformed Section 8 grounds will operate in practice.
• Advising on rent-setting practices, including compliance with restrictions on rent increases and the ban on rental bidding.
• Supporting forward planning, where future possession may be required, such as the sale of a property or landlord occupation.

As landlords and tenants adjust to the new regime, disputes are expected to increase, particularly in relation to possession and rent challenges. We work with landlords to assess risk, resolve disputes efficiently and, where possible, avoid escalation through early advice and clear strategy.

If you would like guidance on how the Renters’ Rights Act applies to your residential property or portfolio, please email our Dispute Resolution team or call us on 020 3993 4813.

Tom Stubbs