The government has confirmed that key parts of the Renters’ Rights Act will come into force on 1 May 2026. These reforms will fundamentally change how tenancies are structured, how rents are set and reviewed, and how landlords manage risk and compliance in the private rented sector.
For UK landlords, this is not a set of changes you can ignore until 2026. Many business models, processes and tenancy strategies will need to be reviewed well in advance.
In this article, we’ll walk through the main measures coming into effect on 1 May 2026 and what they mean in practice for landlords.
What is changing on 1 May 2026?
From 1 May 2026, the following provisions of the Renters’ Rights Act are due to take effect:
- Abolition of Section 21 evictions.
- End of fixed terms – tenancies becoming periodic by default.
- Restrictions on rent in advance.
Alongside the structural changes above, the Act will also make the following practices illegal from 1 May 2026:
- Increasing rent more than once per year.
- Encourage or facilitate “bidding wars” between prospective tenants.
- Discriminating against tenants on benefits or with children.
How landlords should prepare between now and 1 May 2026
Although 1 May 2026 may feel distant, landlords who prepare early will be in a much stronger position. Practical steps to consider include:
- Reviewing your tenancy agreements
Ensure your standard ASTs do not include any clauses that are incompatable with the new laws. - Updating policies and processes
Look at how you currently handle rent reviews, arrears, possession, tenant selection and complaints. These processes will need to align with the new legal framework. - Strengthening risk management and record‑keeping
With possession routes becoming more evidence‑based, good documentation is essential: rent schedules, communication logs, inspection reports, and compliance certificates. - Training your team and agents
Anyone involved in letting or managing your properties should understand the new rules, especially around discrimination, rent increases and bidding practices. - Reviewing your portfolio strategy
Consider how these changes affect your long‑term plans: holding, selling, refinancing or refurbishing properties. The shift to periodic tenancies and the end of Section 21 may influence your approach.
How Landlord Lab can help
At Landlord Lab, we specialise in risk‑managed, technology‑driven property management for landlords who want to be hands‑off while staying in control.
In the run‑up to 1 May 2026, we can help you:
- Audit your current tenancies and documentation for compliance risks
- Update your processes for rent reviews, arrears and possession
- Implement systems to track compliance, communication and risk across your portfolio
- Navigate the practical impact of the Renters’ Rights Act on your properties and strategy
If you’d like a structured review of how these changes will affect your portfolio, you can contact us to arrange a consultation and risk review.
Conclusion
The Renters’ Rights Act changes coming into force on 1 May 2026 represent one of the most significant shifts in the private rented sector in recent years. The abolition of Section 21, the move to periodic tenancies, restrictions on rent in advance and new prohibitions on rent increases, bidding wars and discrimination will all reshape how landlords operate.
Landlords who prepare early by updating documentation, tightening processes and focusing on risk management will be best placed to adapt and continue to run compliant, profitable portfolios.
If you’re unsure where to start, we’re here to help you break down the changes, understand your options and put a clear plan in place.