The changes affect how tenancies work, how rent can be increased, how landlords regain possession of their properties and the way homes are advertised and let.
At Hobbs Parker, we are helping landlords navigate the new rules and understand what they mean in practice. Here is our guide to the main changes and what landlords need to know.
The first phase of the Act came into force on 1 May 2026. The main changes include:
- The end of Section 21 ‘no-fault’ evictions.
- The move from fixed-term assured shorthold tenancies to rolling periodic tenancies.
- New rules governing rent increases.
- Changes to the grounds landlords can use to regain possession.
- New rights for tenants requesting permission to keep a pet.
- A ban on rental bidding and certain forms of discrimination against prospective tenants.
- Stronger enforcement powers for local authorities.
Further reforms, including a new Private Rented Sector Database and a Landlord Ombudsman, are being introduced separately.
Section 21 ‘no-fault’ evictions were abolished for the private rented sector on 1 May 2026.
Landlords can no longer use Section 21 to regain possession simply by giving the required notice. Instead, they must rely on a valid legal ground for possession and follow the correct procedure.
This does not mean landlords have lost the right to recover their properties. There are still grounds for possession, including where a landlord intends to sell, move into the property or recover possession because of rent arrears or antisocial behaviour.
The notice period and conditions depend on the ground being used. Where a tenant does not leave, landlords will generally need to obtain a court order before recovering possession.
Yes. From 1 May 2026, most assured tenancies in the private rented sector became periodic tenancies, including existing assured shorthold tenancies.
Tenancies now continue on a rolling basis, normally monthly, rather than ending on a fixed date. Tenants can generally end their tenancy by giving two months’ notice.
Landlords can still agree a tenancy and recover possession when a valid legal ground applies, but they can no longer rely on the expiry of a fixed term alone.
There is no general requirement to replace every existing written tenancy agreement simply because the law has changed.
Landlords can generally increase rent only once in any 12-month period, using the statutory Section 13 procedure.
The landlord must serve the prescribed Form 4A notice and give at least two months’ notice. The proposed rent must reflect the open-market rent for the property.
Tenants can pay to challenge a proposed increase at the First-tier Tribunal if they believe it is above the open-market level.
Landlords should review their rent levels and keep appropriate records, but should take care to follow the correct process before implementing any increase.
The rules on rent in advance have changed.
For most new assured periodic tenancies, landlords and agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed by both parties.
For a monthly tenancy, the first month’s rent can be requested during the permitted period between signing the agreement and the tenancy starting. Once the tenancy has started, landlords generally cannot require rent to be paid before its contractual due date.
There are transitional exceptions for agreements and payments made before 1 May 2026. Landlords should obtain advice if they are unsure how the rules apply to an existing arrangement.
Tenants can request permission to keep a pet, and landlords must consider the request fairly.
Consent cannot be unreasonably refused. Landlords generally have 28 days to respond in writing, although further information or a required superior landlord’s consent can affect the timetable.
Landlords should consider each request on its individual circumstances rather than relying on a blanket prohibition on pets.
The Act prohibits certain discriminatory practices in the rental market.
Landlords and letting agents must not unlawfully discriminate against prospective tenants because they receive benefits or have children. This includes restrictions and decisions that prevent someone from accessing a property on those grounds.
Landlords can still assess applicants using relevant, lawful and consistently applied criteria, such as affordability and their ability to meet the tenancy obligations.
No. Landlords and letting agents must advertise a specific asking rent and must not encourage or accept offers above that advertised figure.
This is intended to prevent rental bidding wars and create a clearer, fairer process for prospective tenants.
Landlords should ensure that their marketing and application procedures comply with the new rules.
Landlords must use the relevant statutory grounds for possession and follow the applicable notice and court procedures.
- The grounds include circumstances such as:
- The landlord intends to sell the property.
- The landlord or a qualifying close family member intends to move into the property.
- The tenant has fallen into serious rent arrears.
- The tenant has engaged in antisocial behaviour.
- The tenant has breached relevant tenancy obligations.
Some grounds have minimum periods before they can be used, and others have specific notice requirements. For example, the grounds relating to selling a property or a landlord moving in generally require a minimum 12-month period from the start of the tenancy and four months’ notice.
Landlords should take advice before serving notice, as using the wrong ground or following the wrong procedure can delay or undermine a possession claim.
Most landlords with existing written or partly written tenancy agreements were required to give every named tenant the official Renters’ Rights Act Information Sheet by 31 May 2026.
A copy of the official document had to be provided, rather than simply sending the tenant a link to it. Failure to comply can result in a fine.
Where an existing tenancy was based entirely on a verbal agreement, landlords were required to provide written information about its key terms.
New tenancies created from 1 May 2026 are subject to written-information requirements. Landlords should ensure their tenancy paperwork and procedures meet the relevant requirements.
If a valid possession notice was served before 1 May 2026, transitional rules may apply. Landlords in this position should check the current government guidance.
The Renters’ Rights Act is being implemented in phases.
Further reforms include a new Private Rented Sector Database, which will require landlords to register themselves and their properties according to the implementation timetable, and a new Landlord Ombudsman scheme.
The Government has also outlined further work concerning housing standards, including a proposed Decent Homes Standard for the private rented sector and the extension of Awaab’s Law. These measures have separate implementation processes and should not be confused with the changes that came into force in May 2026.
Landlords should keep up to date with the latest requirements and deadlines as further measures are introduced.
The new rules affect the day-to-day management of rental properties, from tenancy paperwork and rent reviews to tenant requests and possession procedures.
At Hobbs Parker, our lettings team can help landlords understand the changes, review their options and manage their properties in line with the requirements that apply to them.
If you are a landlord in Kent and would like to discuss your property or existing tenancy arrangements, contact our Residential Lettings team on 01233 506240 or email lettings@hobbsparker.co.uk