The Renters' Rights Act 2026: What Every Landlord Must Know Before May

The countdown is on: just weeks remain before the most significant rental reform in decades

On 1st May 2026, the Renters' Rights Act comes into force. This legislation fundamentally changes the relationship between landlords and tenants in England, abolishing no-fault evictions and introducing new requirements that every landlord must understand.

Whether you manage one property or a portfolio, preparation now is essential. Here's everything you need to know.

What is the Renters' Rights Act?

The Renters' Rights Act represents the biggest change to private renting since the Housing Act 1988. It delivers on the government's promise to create a fairer private rented sector while maintaining the ability of landlords to manage their properties.

The key principle: landlords can no longer evict tenants without providing a valid reason.

This ends the era of Section 21 "no-fault" evictions and creates a system where tenants have greater security while landlords retain routes to possession for legitimate purposes.

The headline changes

Abolition of Section 21

The most significant change. From 1st May 2026, landlords cannot serve Section 21 notices. Any notices served before this date must have expired before the Act takes effect to be valid.

What this means in practice:

No more evicting tenants at the end of a fixed term without reason
All evictions must now use Section 8 with specified grounds
Retaliatory evictions become impossible (at least on paper)

New and expanded Section 8 grounds

To balance the loss of Section 21, Section 8 possession grounds have been strengthened and expanded:

New grounds include:

Selling the property: Landlords can seek possession if they intend to sell. Must have owned for at least 12 months first.
Moving in family: Landlords can recover property for themselves or close family members to live in.
Redevelopment: Major works requiring vacant possession.

Enhanced grounds:

Rent arrears grounds have clearer thresholds
Anti-social behaviour grounds are strengthened
Repeated rent arrears (three occasions in three years) create mandatory grounds

Important: Notice periods have changed

Most Section 8 grounds now require two or four months' notice depending on the ground. Check the specific requirements for each ground before serving notice.

Frequently Asked Questions

When does the Renters' Rights Act come into force?

The Renters' Rights Act takes effect on 1st May 2026. From this date, all new and existing tenancies will be subject to the new rules, including the abolition of Section 21 evictions.

Can I still evict tenants after Section 21 is abolished?

Yes, but only using Section 8 grounds with a valid reason. New grounds include selling the property, moving family in, or tenant breach. You cannot evict without providing a legally valid reason.

What happens to my existing fixed-term tenancy?

Fixed-term tenancies will convert to rolling periodic tenancies after the initial term. Tenants can give two months' notice at any time to leave.

How much can I increase rent under the new rules?

Rent increases are limited to once per year using the Section 13 process. Tenants can challenge excessive increases at the First-tier Tribunal. Market rate increases are still permitted but must follow the formal procedure.

What are the penalties for non-compliance?

Local authorities can impose fines of up to £7,000 for initial breaches and up to £40,000 for repeat or serious offences. Banning orders can prevent landlords from letting properties entirely.