Significant reforms to the private sector will begin on May 1 2026. These changes are designed to make renting fairer and more consistent, and they introduce new responsibilities for landlords. Understanding the updates now will help you prepare and continue managing your properties smoothly.
Section 21 ‘no fault’ evictions are ending
You will no longer be able to end a tenancy without providing a valid legal reason. All evictions must follow the updated possession grounds and notice procedures. This change is designed to give tenants greater security and reduce unexpected moves.
All tenancies become rolling
Fixed-term assured shorthold tenancies will be abolished. All new and existing tenancies will convert to rolling agreements. You can still end a tenancy using the correct legal grounds and notice periods, but there will no longer be a fixed end date.
If there’s no written record of an existing tenancy or its terms, for example, if the tenancy is based on a verbal agreement, you’ll need to provide tenants with a written record of the specific terms of the agreement. You can find advice on what minimum information must be provided to constitute a proper written tenancy agreement on the GOV.UK website.
New rules on rent increases and advertising
The new rules are -
- rent can only be increased once per year and must follow the formal legal notice process (giving at least 2 months’ notice before the increase is due to take effect
- tenants will be able to challenge increases above local market rent at the First-tier Tribunal
- rent bidding will be banned. You must advertise a clear rent price and cannot accept offers above it. You are not allowed to ask for, encourage, or accept an offer that’s higher than the advertised rent
- you cannot request more than one month’s rent in advance
No discrimination in letting
It will be unlawful to refuse applicants because they receive benefits or have children. Advertising “No DSS” or applying different conditions to these groups will be prohibited. Affordability checks must be fair, consistent and transparent.
Tenants gain the right to request a pet
Tenants can request permission to keep a pet, and you must consider the request reasonably. You may only refuse for valid reasons and must respond within 8 days. You may require pet insurance, but you cannot charge additional rent.
Transition safeguards
Strict rules apply to any section 21 notices served before May 1 2026. If deadlines are missed or notices are invalid, the tenancy will automatically convert to the new system.
What landlords must do by May 31st 2026
You must provide tenants with the official Renters Rights information document. This will outline their rights and your responsibilities under the new system. A copy of the information notice can be found on the GOV.UK website.
Further changes later in 2026
Additional reforms will follow, including -
- a national Private Rented Sector Database
- a new Private Landlord Ombudsman
- Awaab’s Law will extend to private rented properties
- a strengthened Decent Homes Standard
These will increase transparency and set clearer expectations around property condition and complaint resolution. Ensure that you sign up for information updates, giving you time to prepare for future planned changes:
The following links provide further information on what’s coming, how it impacts you as a landlord and ways to prepare for the upcoming changes -
- Landlords, here are 6 ways to get yourself ready for new renters’ rights
- Renting out your property: guidance for landlords and letting agents
- Assured tenancy forms for privately rented properties from 1 May 2026
Our private housing team can provide advice on a range of issues for landlords and tenants and can be contacted through the button below.