With just a week to go until the first major reforms under the Renters’ Rights Act 2025 come into force, Government preparations have intensified. A wave of secondary legislation, updated guidance and a new official tenant information sheet has now been published as part of a wider public awareness campaign.
These changes mark one of the most significant shifts in the private rented sector (PRS) in decades and will have immediate practical implications for landlords and letting agents.
So what’s changing from 1 May 2026?
Section 21 abolished
- “No‑fault” evictions will end. Fixed‑term assured shorthold tenancies (ASTs) will disappear, converting automatically to periodic assured tenancies.
- 30 April 2026 is the final date to serve a section 21 notice
- 31 July 2026 is the last date to commence proceedings under any notice already served
Revised possession grounds
- Landlords will need to rely on updated section 8 grounds, including changes relating to selling, owner occupation and new student HMO grounds. Reasons for possession will now be required in every case.
Rent reform
- Rent increases will be limited to once per year via section 13 notice, with tenants able to challenge both initial rents and increases at the First‑tier Tribunal.
Ban on rental bidding
- Advertised rents must be fixed – landlords and agents may no longer accept or encourage offers above the stated rent.
Limits on rent in advance
- Rent cannot be taken before a tenancy is agreed, and only one month’s rent may be collected at a time once in place.
Anti‑discrimination protections
- Landlords will no longer be able to refuse tenants on the basis of having children or receiving benefits.
Right to request a pet
- Tenants will have a statutory right to request a pet. Landlords must respond within 28 days and can only refuse on specified grounds.
- Mandatory written tenancy information
All new tenancies must include prescribed written information. Non‑compliance could result in fines of up to £7,000.
Recent Government updates include:
- the official Renters’ Rights Act Information Sheet (to be served on existing tenants by 31 May 2026);
- finalised written statement requirements;
- confirmation that purpose‑built student accommodation is exempt; and
- updated landlord guidance and compliance checklists.
While welcome, some guidance simplifies complex legal issues — landlords should always ensure they are meeting the statutory requirements, not relying solely on summaries.
What should landlords be doing now?
- Serve the Information Sheet between 1–31 May 2026;
- Take urgent advice if possession is required under section 21;
- Update tenancy agreements and compliance documents;
- Review referencing and compliance procedures; and
- Train staff and agents on the new regime.
Looking ahead
Further reforms are already planned, including a national PRS Database, a mandatory Landlord Ombudsman, and future extensions of Awaab’s Law and the Decent Homes Standard into the PRS.
The Renters’ Rights Act represents a fundamental reset of the private rented sector.
Whether welcomed or not, the scale of change means early preparation is essential….
If you need assistance the team at Davies and Partners’ Commercial Property team can help, please contact Kirsten Compton, Director at Davies and Partners’ kirsten.compton@daviesandpartners.com or call on 01452 689161.
