The private rental sector in England has entered a new legal era. From 1 May 2026, the first major measures under the Renters’ Rights Act 2025 are in force, changing how tenancies operate, how landlords can recover possession of a property and how tenants are protected in the rental market.
For landlords, tenants, property investors and those buying or selling rented homes, these changes may affect sale timelines, vacant possession, tenancy documents, investment decisions and the way residential property is managed.
At Clifton Ingram, our landlord and tenant disputes team help clients navigate rental disputes with clarity and confidence. Where a property is tenanted, or where a buyer is purchasing with rental plans in mind, understanding the Renters’ Rights Act early is crucial.
David Goddard, Joint Head of Dispute Resolution & Litigation at Clifton Ingram, explores what these shifting rules mean for landlords in 2026 and onwards.
What are the changes to renter’s rights?
The Renters’ Rights Act 2025 is designed to rebalance the private rented sector by giving tenants greater security while setting clearer rules for landlords.
The reforms are being introduced in stages. The first phase, applying from 1 May 2026, brings in the new tenancy system and several related protections. Later reforms are expected to include the Private Rented Sector Database, a new Landlord Ombudsman, Awaab’s Law for the private rented sector and a Decent Homes Standard for private rented homes.
This guide focuses on the changes now relevant from the beginning of May 2026 but will be updated as later parts of the Act are implemented.
Key changes to renter’s rights now in force
Section 21 has ended
One of the most significant reforms is the abolition of Section 21 evictions.
Previously, Section 21 allowed landlords to regain possession of a property without having to prove fault, provided the correct notice and procedure were followed. From 1 May 2026, that route is no longer available for private rented homes covered by the new regime.
Landlords who want to recover possession must now rely on one of the available statutory grounds. These may include situations where the landlord intends to sell, move into the property themselves, or respond to issues such as serious rent arrears or anti-social behaviour.
For landlords and tenants alike, this shift is significant. If a landlord needs a tenant to vacate, they must now rely on a valid statutory ground - informal expectations that a tenant will simply leave are no longer a safe basis for planning.
David Goddard commented:
"The abolition of Section 21 fundamentally changes the dynamic between landlords and tenants. Landlords can no longer serve a notice and wait - they need a genuine legal reason to recover possession, and they need to be prepared to evidence it. Tenants, in turn, have much stronger security and should understand that they cannot be asked to leave without proper grounds being established.”
Fixed terms have been replaced by rolling tenancies
The Act also changes the basic structure of most private tenancies.
Assured shorthold tenancies have been replaced by assured periodic tenancies. In practice, this means tenancies generally operate on a rolling basis rather than ending automatically at the end of a fixed term.
Tenants will usually be able to end the tenancy by giving two months’ notice in writing. Landlords, however, must use a valid possession ground if they want the tenant to leave.
This shift requires landlords to think differently about how they manage their properties. A tenancy no longer ends automatically - landlords who want possession must identify and establish a valid ground, regardless of what the original agreement said about duration.
Tenants should be aware that a written end date in their agreement does not necessarily mean they are required to leave on that date. Under the new regime, their right to remain is protected unless a lawful ground for possession is established.
Rent increases, bidding and upfront payments
The Renters’ Rights Act introduces important new rules around rent.
From 1 May 2026, landlords can only increase rent once per year using the correct statutory process. Tenants must be given proper notice and can challenge a proposed increase if they believe it is above market rent.
Moreover, rental bidding is banned. Landlords and letting agents must advertise an asking rent and cannot invite or accept offers above that figure.
The Act also limits the amount of rent that can be requested in advance. Landlords and letting agents cannot require, invite or accept rent before a tenancy agreement has been signed. Once the agreement has been entered into, they can generally request no more than one month’s rent in advance.
For tenants, these reforms offer meaningful protection against pressure to overpay or commit financially before terms are agreed. For landlords and agents, compliance with the new rules on pricing and advance payments will need to be built into letting processes from the outset - getting it wrong could expose them to challenge or dispute.
Pets, children and benefits
The Act also introduces reforms aimed at making the rental market fairer for tenants with regard to their dependents, whether that be children or pets.
Tenants have a new right to request permission to keep a pet. Landlords must consider the request and may not refuse it unreasonably. This does not mean every request must be accepted, but decisions should be considered properly and supported by a valid reason where permission is refused.
The Act also strengthens protections for tenants with children and tenants who receive benefits. Landlords and agents cannot impose blanket bans or make it harder for people to rent because they fall into these categories. Where a landlord's conduct amounts to unlawful discrimination or a refusal without proper basis, tenants may have grounds to challenge that decision - and landlords should ensure their letting criteria and communications can withstand scrutiny.
Existing tenancies: what landlords should check
Crucially, the new rules do not exclusively apply to fresh tenancies created after 1 May 2026. They also affect many existing private tenancies.
Landlords should check whether their tenancy documentation, notices, rent processes and property management arrangements are up to date. Where a tenancy was agreed verbally, written information may be required. Where a written agreement already exists, landlords may still need to provide the required government information sheet within the relevant timescale.
This is particularly important for landlords who manage properties themselves and may not have reviewed their paperwork for some time. Outdated documents can create avoidable problems, especially where a property is later sold, refinanced or inherited.
Further Renters’ Rights Act changes are still to come
The Renters’ Rights Act is being implemented in phases, so not every reform is in force at the same time.
Further measures are expected in later stages, including the new Private Rented Sector Database, the Landlord Ombudsman, the extension of Awaab’s Law to private rented homes and the Decent Homes Standard for the private rented sector.
This distinction matters. Landlords and tenants should avoid relying on future reforms as though they already apply. Equally, they should not ignore the changes that are already active from 1 May 2026.
This page will be updated as further measures are brought into force.
Speak to Clifton Ingram about landlord and tenant disputes
If you are a landlord or tenant with questions about the Renters' Rights Act, facing a possession dispute, dealing with a rent challenge, or unsure of your rights or obligations under the new regime, Clifton Ingram can help.
Our landlord and tenant disputes solicitors provide clear, practical advice for both landlords and tenants from our offices in Farnham, Reading and Wokingham.
To speak to David Goddard or a member of the landlord and tenant disputes team, call 01189 780099 or email info@cliftoningram.co.uk.