Renters’ Rights Act

to be implemented on 1 May 2026

Key changes

• No new assured shorthold tenancies (ASTs) or fixed term assured tenancies can be created – existing tenancies will become periodic tenancies, as will all new tenancies.
• The ‘no fault eviction’ procedure under s21 will be abolished.
• The grounds for eviction under s8 will be amended and expanded.
• Limitation on how landlords obtain and increase rent.
• There will be stricter regulations and requirements upon landlords and greater fines and consequences for non-compliance.

Key takeaways

• If landlords wish to regain possession under Section 21, serve the notice by 30 April 2026. The criteria for Section 21 possession can be tricky to navigate so time is of the essence to ensure this is used, if it can be in good time.
• The grounds to seek possession will now all need to be proved by the landlord and a Court hearing will be required if tenants do not vacate voluntarily. This will delay recovery of vacant possession and given increased Court demand expect matters to take some time.
• This is exacerbated by the extended time limits applying to many grounds for possession. For example, there will need to be 3 months rent arrears before notice can be served on the mandatory ground. The new ground for possession to sell the property is a 4 month notice period.
• Expect slower possession recovery, increased court demand, longer enforcement timeframes, extended notice periods and 12-month protected tenancy periods.
• Landlords and agents should maintain clear and transparent rent-setting processes.