The Renters’ Rights Act is one of the biggest shake-ups to the private rental sector in decades. It became law on October 27, 2025, but major reforms for England come into force on May 1, 2026 – are you ready?
You’ve probably seen the headlines:
- “No more Section 21”
- “More rights for tenants”
- “Crackdown on landlords”
But as always with property, the reality is more nuanced.
So, here’s a clear, practical breakdown of what’s actually changing, and what it means if you’re a landlord, investor, or tenant.
First, what is the Renters’ Rights Act trying to do?
At its core, the Act is designed to:
- Give tenants more security and stability
- Improve standards across rental properties
- Create a more transparent and accountable rental sector
In short, it’s about shifting the balance slightly in favour of tenants, while forcing the rental sector to become more professional.
Let’s breakdown those headline grabbing changes…
Section 21 is being abolished
Ok, so this is the biggest structural change. “Section 21” (often called a “no-fault eviction”) is being removed.
Landlords will still be able to regain possession of their property, but only using specific legal grounds under Section 8 of the Act, including:
- Selling the property
- Moving in themselves or a close family member
- Tenant rent arrears or serious breaches
What does this mean for Landlords?
You can still exit a tenancy, but you must have a valid, evidenced reason. It’s directly designed to protect renters and to eliminate unethical behaviour by a few unscrupulous landlords.
All tenancies become periodic
The Act outlaws all fixed-term assured shorthold tenancies and replaces them with periodic (rolling) tenancies from day one.
For tenants this means greater flexibility and the ability to leave with notice at any point. For landlords it means less certainty on tenancy duration and puts a greater importance on tenant selection and retention.
The aim here is to shift the landlord/tenant dynamic away from a purely contractual basis and put more emphasis on relationship quality.
Rent increases are more tightly controlled
Under the new rules:
- Rent can only be increased once per year
- Increases must be via a formal process
- Tenants can challenge rises they believe are unfair
An important point to note here is that this doesn’t cap rents, but it does stop erratic or excessive increases.
For landlords, this means:
- Pricing needs to be market-led and justifiable
- You can’t rely on frequent adjustments to manage costs
A stronger focus on property standards
The Act introduces clearer expectations around property conditions. This includes:
- Tackling hazards more quickly
- Ensuring homes meet a defined standard
- Extending something closer to the Decent Homes Standard into the private rental sector
A separate piece of legislation under the Government’s Warm Home Plan, also means all rental properties will have to have an EPC C or valid exemption by October 2030. The plan is also changing the current methodology used to measure energy performance in a fundamental way. I’ve written an article on this, read it here.
The direction of travel is clear: compliance and quality are no longer optional.
A new Ombudsman and landlord database
The Act introduces two structural changes that will reshape how the sector operates.
The first is a new Private Rented Sector Ombudsman. This will allow tenants to raise complaints more easily and it will also have powers to resolve disputes without going straight to court.
The second is a new a national landlord/property database. All landlords will need to register. This is designed to give greater transparency across the sector and make enforcing the new rules easier.
These changes are about increasing visibility and removing the ability for unscrupulous landlords to operate “under the radar”.
Changes around tenant rights
A key part of the Act is to strengthen tenant protections, including:
- The right to request a pet (which landlords must reasonably consider)
- Stronger protection against discrimination (e.g. blanket bans on families or benefit recipients)
- More consistent application of rules across the sector
This reflects a broader policy shift towards treating renting as a long-term housing solution, not a temporary stopgap.
Is the Renters Rights Act bad news for landlords?
This is where the conversation often gets overblown. The short answer is ‘no’. It’s not bad news for the vast majority of conscientious, well-meaning landlords. But it is a reset and requires landlords to be on top of the changes.
The days of being a ‘casual landlord’ are numbered. This Act makes it clear that in order to be in the privileged position of owning property to let, you need to be operating professionally.
Aside from those who are operating unethically (they deserve these tighter rules!), there are some types of landlords who may find the new rules a struggle. These include;
- Those operating informally or reactively
- Anyone with properties that require significant maintenance or updating
- Investors relying on flexibility without structure
However, the majority of landlords I come across these days are professional with well-managed portfolios, have strong systems and documentation and operate as long-term, strategy-led investors.
As a landlord, what should you be doing now?
Firstly, DO NOT ignore this. It isn’t legislation to deal with later. If anything, it’s a signal to get ahead.
Here’s where I’d focus:
- Review your portfolio – does it still work under tighter rules?
- Understand the new possession grounds inside out
- Get your compliance, paperwork and processes watertight
- Sense-check your rental pricing strategy
- Work with people who understand both property and policy
My view as someone who runs a letting agency and has her own property portfolio
The Renters Rights Act isn’t about shutting down landlords. It’s about raising the standard of the sector. And like every major shift in property law, it will create two outcomes:
- Those who adapt and strengthen their position
- Those who fall behind
The opportunity is still there to make a living out of owning and renting property, but it’s a professional game and you need to treat it like a job.
Need help navigating the changes?
Whether you’re reviewing your portfolio, planning your next move, or just trying to understand what this means for you, getting the right advice now matters more than ever.
My team at IMS Property Group work with landlords day in, day out to provide clear, practical guidance tailored to your situation. You can book a call with them to discuss your specific requirements.
