​​​An overview

Phase one of the Renters’ Rights Act comes into force on 1 May 2026, introducing the most significant changes to the private rented sector in England in decades. 
These reforms are not minor updates. They represent a fundamental shift in how tenancies are structured, managed, and ended.  
Importantly, the new rules will apply to all tenancies at the same time, both existing agreements and new tenancies. This means landlords must prepare across their entire portfolio, not just future tenancies.  
 

The reforms taking effect in phase one:  
 

End of Section 21 ‘no-fault’ evictions  

 
One of the most significant changes is the abolition of Section 21 of the Housing Act 1988. From May 2026, landlords will no longer be able to regain possession without providing a legally valid reason.  
 

This removes the ability to issue “no-fault” eviction notices and instead requires landlords to rely on Section 8 possession grounds, which are evidence-based.  
 

Any Section 21 notice served before 1 May 2026 will remain valid until it expires or possession is achieved.   

Permitted grounds for possession include:  
 

• Persistent or serious rent arrears   

• Anti-social or criminal behaviour   

• The landlord’s intention to sell the property   

• The landlord or a close family member wishing to occupy the home   

• Substantial redevelopment or major refurbishment   
   

The Government has stated that these grounds will be clarified and strengthened to make sure landlords can still act where there is genuine need.   

 
Fixed terms replaced by assured periodic tenancies 
 

The Act removes fixed-term tenancies entirely, replacing them with assured periodic tenancies as the default. 
 

Under the new system 
 

• Tenancies will no longer have a fixed end date 

• Rent will typically be paid monthly 

• Tenants can give notice at any time (subject to the required notice period) 

• This shifts tenancy management from a fixed-term cycle to an ongoing process, requiring continuous oversight rather than renewal-based management 

 
Rent controls and new notice rules  
 

From 1 May 2026, new rules will apply to rent increases and notices:    
 

• Rent can only be increased once every 12 months   

• Increases must follow the formal legal process   

• Tenants can challenge rent increases   

• Rent in advance will be limited   

• Rental bidding will be banned   
   

Landlords will need to make sure that rent review processes are compliant, clearly documented, and consistently applied.  
 

New documentation and compliance requirements 

The new framework introduces additional expectations around documentation and transparency. 
 

Landlords and agents will need to: 
 

• Update tenancy agreements to reflect periodic structures 

• Provide tenants with required information at the start of the tenancy 

• Maintain accurate records to support compliance and, where necessary, possession claims 
   

Pets in rental properties  

  

The Renters’ Rights Act introduces a more structured approach to pets in rental homes.  
 

From 1 May 2026:  

• Tenants will have a formal right to request permission to keep a pet in writing 

• Landlords must consider all requests and cannot unreasonably refuse consent 

• Decisions must be made and provided in writing within 28 days 

• Blanket “no pets” clauses will no longer be permitted 

• Refusals will only be allowed on reasonable grounds, such as property size, lease restrictions, or tenant allergy concerns 
   

This represents a shift towards greater flexibility for tenants while still protecting landlords’ property interests.   

What this means for landlords   
 

• Remove any blanket “no pets” clauses from tenancy agreements 

• Put a clear written process in place for handling pet requests within the 28-day timeframe 

• Consider specialist insurance options, such as Total Landlord’s pet damage protection, to help manage the risk of pet-related damage.  
   

Total Landlord’s pet damage protection offers up to £2,500 in cover per property, including wear and tear such as claw marks or stains.   

 
End of blanket bans on tenants with children or on benefits  
 

Landlords and letting agents will no longer be able to impose blanket bans on renting to tenants who receive benefits or who have children.  

From May 2026:  
 

• Practices such as “No DSS” or “No children” policies will be prohibited   

• Refusing to provide property information or denying viewings on this basis will not be permitted   

• All applicants must be assessed on an individual basis