Renters Rights

Renters Rights Act: Are You Ready for 1 May 2026?

Be sure you have the key to a sound relationship

The private rented sector is about to experience its biggest shake-up in more than 40 years. On 1 May 2026, major sections of the Renters’ Rights Act 2025 will come into force, bringing major changes for both landlords and tenants.  While the changes may seem daunting, early preparation will help landlords adapt smoothly and remain compliant.

One of the most significant reforms is the end of the Assured Shorthold Tenancy (AST), a system that has been in place since 1988. Its removal introduces new uncertainties for landlords, particularly around the medium- and long-term implications of renting out property under the new regime. For tenants it introduces new flexibility and rights which will be welcome to many.

End Fixed-Term Tenancies

Alongside the abolition of ASTs, Section 21 “no-fault” evictions and fixed-term tenancies will come to an end. New rules will govern how and when a tenancy can be ended, as well as how rents may be increased.  As a result, many landlords are expected to take a more cautious approach when selecting tenants, especially where there is no prior rental history or relationship and tenants can look forward to developing longer term relationships in the chosen locations.

Registration and Enforcement                                                                

Over a timescale yet-to-be-confirmed, local authorities will be introducing mandatory landlord registration. These changes will be supported by strengthened enforcement powers, allowing councils to inspect properties and take action where the law is breached.

Penalties will be substantial: Up to £7,000 for minor breaches and up to £40,000 for more serious offences. This marks a major shift in monitoring and compliance, and landlords should ensure they fully understand their upcoming responsibilities.

The key to your lasting relationship

This will depend upon many factors and there is much to do before and after the new legislation comes into effect.

Before May 2026

The starting point is to know the future plans of your tenants and how the end of ASTs and Section 21 affects your existing tenancies.

In future rent may only be increased once a year and if the formal notice is not accepted by the tenant then it will be necessary to wait until a tribunal has decided the new rent.

Tenancy termination notices and procedures are changing for both landlords and tenants.  Landlords may find that within a period as short as 12 months tenants may sign up and then vacate leaving the landlord with multiple sets of letting costs.

Tenants may leave after giving  two months notice but it is likely that their ‘renting history’ will follow them as they seek a new property to rent.

Landlords will become more cautious when considering applicants for a tenancy and whilst they must not indulge in discrimination or rental bidding they will consider very carefully their referencing requirements and other protection against rent default.

 Landlords will need to check the repair and condition of property and ensure all safety and other annual checks are maintained.

In case it is necessary to commence proceedings to repossess property it will be essential to keep accurate and accessible tenancy records.

Future Responsibilities

Remember to stay up-to-date up-to-date with the introduction by the local authority of their new registration requirements.