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The Renters Reform Act will come into effect on 1 May 2026, bringing the most significant changes to the private rented sector in a generation. The legislation introduces new rules affecting how tenancies are created, managed and ended, with implications for landlords, managing agents and tenants alike.
The reforms will be introduced in phases over several years. Below, we summarise what landlords need to be aware of and how the changes may affect your property portfolio.
From May 2026, all residential tenancies will become periodic, including existing fixed‑term agreements. Fixed terms will effectively be abolished.
Tenancies will run on a month‑by‑month basis until notice is served by either party. Tenants will be required to give two months’ notice, aligned with the rent payment date.
The Act abolishes Section 21 (no‑fault) evictions, meaning landlords will no longer be able to regain possession without providing a valid reason.
Instead, possession will only be possible under specified legal grounds, each carrying its own notice period and evidential requirements. These grounds include, for example, rent arrears or the landlord’s intention to sell or occupy the property.
As a result, accurate record‑keeping, prompt rent monitoring and careful compliance will become increasingly important.
Under the new framework:
This places greater emphasis on ensuring rent reviews are well‑evidenced and reflect market conditions.
The Act introduces new anti‑discrimination provisions, making it unlawful for landlords to refuse tenants based on certain characteristics, including:
These measures are designed to improve fairness and transparency in the lettings process.
Tenants will gain a strengthened right to request a pet. Landlords may only refuse where there are reasonable grounds to do so, such as restrictions within a superior lease.
Later in 2026, further reforms are expected to come into force, including:
Further guidance on these measures is expected in due course.
Longer‑term reforms under the Act are expected to include:
These changes will have significant implications for property condition, investment planning and compliance.
The Renters Reform Act represents a step change in how residential property is managed in England. Early preparation will be essential to minimise risk and ensure compliance.
Our Property Management team is closely monitoring the rollout of the legislation and supporting landlords in reviewing tenancies, policies and portfolios ahead of the May 2026 changes.
If you would like to discuss how the Renters Reform Act may affect your properties, or need practical advice on preparing for the new regime, please get in touch.
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