Renters’ Rights Act: May 2026 commencement day confirmed – but what does this mean for you as a landlord?
The UK Government has now confirmed that the first phase of the Renters’ Rights Act will come into effect on 1 May 2026. This marks the biggest change to tenancy law in decades, and from this date all existing and new private tenancies in England will move to the new system.
The legislation will be introduced in three stages, but below is a simple summary of the key changes arriving in Phase One—all of which apply from 1 May 2026. From that date, the focus is on tenancy reform: the transition to periodic tenancies, limits on rent in advance, a ban on rental bidding, clearer rules on rent increases via Section 13 notices, strengthened anti-discrimination measures, and new rights around pets. Here’s what you need to know to help you with practical plans:
End of Section 21 ‘No Fault’ Evictions
Section 21 will be abolished. Any notices already served will be handled through transitional rules, which we’ll review once the detailed regulations are released.
All Tenancies Become Periodic
Fixed-term tenancies will be replaced with Assured Periodic Tenancies.
- Tenants can remain in the property indefinitely unless a valid Section 8 ground applies.
- Tenants may end the tenancy with two months’ notice.
Reformed Section 8 possession grounds
The grounds for possession will be reformed to give landlords clearer routes for:
- Selling the property
- Moving back in
- Addressing serious or persistent rent arrears
- Tackling anti-social behaviour
Section 13 rent increases – once per year only
Rent increases will be limited to once every 12 months, using the revised section 13 procedure. Landlords will need to give at least two months’ notice of any increase.
Ban on rental bidding and limits on rent in advance
Landlords and agents will not be allowed to ask for, encourage or accept more than the advertised rent, and they will not be able to request more than one month’s rent in advance.
Ban on certain types of rental discrimination
It will become unlawful to discriminate against applicants or tenants because they have children or because they receive benefits (for example “no children” or “no DSS” type policies, refusing viewings, or withholding information).
Tenants’ right to request a pet
Tenants will have a formal right to request to keep a pet. Landlords must consider the request and respond within 28 days, and if they refuse, they will need to give valid reasons.
Stronger enforcement, larger civil penalties and enhanced Rent Repayment Orders
Civil penalties will be expanded and the maximum penalty doubled. Rent Repayment Orders will be extended to superior landlords, with repeat offenders expected to receive the maximum. Local councils will also have new reporting duties and investigatory powers (some of which start from 27 December 2025).
We’re Here to Support You
We understand these changes may feel significant, but Carvers are here to guide you through every step. If you have any questions about how the new rules affect you or your properties, please get in touch with our team - we’re always happy to help.