The private rental sector in England underwent significant reform on 1 May 2026, when major provisions of the Renters’ Rights Act came into force.
The changes affect how landlords create tenancies, advertise properties, increase rent, consider pet requests, and regain possession of their homes.
Landlords who continue using old tenancy agreements, notices, or procedures could face financial penalties, possession difficulties, and tenant disputes.
This guide explains the key changes that landlords should understand in 2026.
Important: Although the title refers to UK rental law, this article focuses on England. Different laws apply in Scotland, Wales, and Northern Ireland.
- Fixed-Term Assured Tenancies Have Been Replaced
Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026.
New assured tenancies must also operate on a rolling basis, such as monthly, rather than having a fixed end date.
This means landlords can no longer create a tenancy agreement that automatically ends after six or twelve months. The tenancy continues until the tenant ends it or the landlord uses a valid legal possession ground.
Landlords with an existing written agreement were not generally required to replace it. However, they were required to give tenants the relevant Renters’ Rights Act information by 31 May 2026.
Where an existing tenancy was based entirely on a verbal agreement, landlords were required to provide written information about its key terms by the same date.
Landlords should review the official Renters’ Rights Act guidance for landlords and confirm that all affected tenants have received the required information.
- Section 21 “No-Fault” Evictions Have Ended
Landlords can no longer use Section 21 to end a tenancy without providing a specific legal reason.
To regain possession, landlords must normally serve a Section 8 notice using one or more recognised possession grounds.
These may include situations where:
- The landlord intends to sell the property
- The landlord or a qualifying family member intends to move in
- The tenant has significant rent arrears
- The tenant has damaged the property
- The tenant has breached the tenancy terms
- There has been antisocial behaviour
The correct notice period depends on the possession ground being used. In many cases, landlords must give four months’ notice, although shorter periods apply to certain grounds.
Landlords should also note that they cannot normally use the selling or moving-in grounds during the first twelve months of a tenancy.
Read the official guidance on ending an assured periodic tenancy before serving a notice.
Incorrect notices or incomplete compliance records may delay possession proceedings. Professional support can therefore be valuable when managing tenancy documentation and landlord obligations.
Learn more about the property management services available from My Landlord Cares.
- Rent Increases Are Limited to Once a Year
For most assured periodic tenancies, landlords can only increase the rent once within a twelve-month period.
A proposed increase must be made through the revised Section 13 process. The landlord must:
- Complete the prescribed Form 4A
- Give the tenant at least two months’ notice
- State the proposed new rent
- Ensure the proposed amount reflects the open-market rental value
A tenant can challenge an increase if they believe the proposed rent is higher than the property could reasonably achieve on the open market.
Landlords should therefore retain evidence such as comparable local properties, rental assessments and information about the property’s condition.
Read the official GOV.UK rent-increase guidance before proposing a new rent.
You can also view our available properties in South Yorkshire for examples of how different homes are currently marketed. Advertised prices should only be treated as general context, as the appropriate rent depends on the property’s exact location, size, condition and facilities.
- Rental Bidding Has Been Banned
Written property advertisements must now include a clear asking rent.
Landlords and letting agents cannot:
- Encourage prospective tenants to offer more than the advertised amount
- Invite applicants to compete against one another through higher offers
- Accept an offer above the advertised rent
This means phrases such as “offers over” or requests for a tenant’s “best rental offer” should not be used to create a bidding competition.
Landlords should set an evidence-based asking rent before advertising the property and apply the same process consistently to all applicants.
- There Are New Restrictions on Rent in Advance
The 2026 reforms also restrict when and how landlords can request rent in advance.
Landlords cannot request, encourage, or accept rent before the landlord and tenant have signed the tenancy agreement.
During the period between signing the agreement and the tenancy starting, a landlord can generally require no more than one month’s rent in advance. Once the tenancy begins, rent should be collected according to the agreed payment schedule and cannot be demanded before it becomes due.
This change means landlords should review their tenant-selection procedures rather than relying on requests for several months’ rent in advance.
Good referencing, affordability checks, and clear communication are increasingly important.
Our property management and tenant-finding services can support landlords with viewings, screening, referencing, documentation, and ongoing tenancy management.
- Tenants Can Request Permission to Keep a Pet
Tenants and prospective tenants now have a legal right to request permission to keep a pet.
Landlords must consider the request and may only refuse when they have a valid reason.
A reasonable decision may depend on factors such as:
- The type and size of the property
- The type and number of animals
- Leasehold or superior landlord restrictions
- Health and safety concerns
- The suitability of the property
- The impact on other residents
Landlords should avoid blanket “no pets” policies. Instead, each request should be considered fairly and documented clearly.
Any refusal should be based on the individual circumstances rather than a general preference against animals.
- Discrimination Against Families and Benefit Recipients Is Prohibited
Landlords and letting agents cannot discriminate against potential tenants because they:
- Have children
- Receive benefits
This includes refusing a tenancy, withholding information, preventing someone from viewing a property, or making it less likely that they will be selected for one of these reasons.
Landlords can still complete reasonable affordability, referencing, and Right to Rent checks, but the same fair and transparent criteria should be applied to every applicant.
Read the official Right to Rent guidance when checking prospective adult occupiers in England.
My Landlord Cares was established with an ethical, tenant-focused approach to property management. You can learn more about our values and local experience on our About My Landlord Cares page.
- Deposit Compliance Remains Essential
The 2026 reforms have not removed landlords’ existing tenancy deposit responsibilities.
Where deposit protection rules apply, the landlord or agent must normally:
- Protect the deposit in a government-approved scheme
- Complete the protection process within 30 days of receiving the deposit
- Give the tenant the required prescribed information
- Keep evidence that these requirements were completed
Deposit compliance can also affect possession proceedings. A court may refuse to grant a possession order when the landlord has not complied with the applicable deposit requirements.
Review the official tenancy deposit protection guidance before accepting or managing a tenant’s deposit.
- Safety and Repair Responsibilities Continue
The Renters’ Rights Act changes do not replace landlords’ wider property-safety responsibilities.
Depending on the property, landlords may still need to manage:
- Annual gas safety checks
- Electrical installation inspections
- Smoke alarms
- Carbon monoxide alarms
- Energy Performance Certificates
- Heating, water, and electrical repairs
- Damp and mould concerns
- Fire safety requirements
- HMO or selective licensing conditions
Landlords should maintain an organised compliance file for every property, including certificates, inspections, repair records, contractor invoices and tenant correspondence.
Official information is available through the GOV.UK landlord safety responsibilities guide.
My Landlord Cares provides support with inspections, repairs, maintenance, and tenancy management. Review our fair and transparent property management pricing to compare the available options.
- Enforcement Powers and Rent Repayment Orders Have Expanded
Local councils have stronger powers to investigate suspected breaches and take action against landlords who fail to follow the law.
The range of offences that can result in a rent repayment order has also expanded.
Where the First-tier Tribunal determines that a relevant offence has been committed, a landlord may be ordered to repay rent. The maximum period covered by an order has increased from one year to two years’ rent.
This makes accurate records especially important.
Landlords should retain evidence showing:
- The tenancy terms
- Deposit protection
- Safety compliance
- Repairs and maintenance
- Rent payments
- Notices served
- Communications with tenants
- Decisions concerning pets and tenant applications
Clear record-keeping can help demonstrate that the property and tenancy have been managed responsibly.
What Changes Are Still to Come?
Not every measure in the Renters’ Rights Act was introduced on 1 May 2026.
The government’s implementation roadmap indicates that later phases will include:
- A private rented-sector property database
- A landlord ombudsman
- The extension of Awaab’s Law to private renting
- A modernised Decent Homes Standard for the private rented sector
The property database and landlord ombudsman are expected as part of a later phase beginning in late 2026. The timetable for Awaab’s Law and the Decent Homes Standard will be subject to further consultation and implementation guidance.
Landlords should therefore avoid treating these later measures as fully operational until the government confirms their commencement and publishes detailed requirements.
Follow the official Renters’ Rights Act implementation roadmap for future updates.
A Practical 2026 Compliance Checklist
Landlords should review every property and confirm that they have:
- Updated their tenancy processes
- Supplied the required tenancy information
- Removed outdated fixed-term and Section 21 procedures
- Updated rent-review documents
- Stopped rental bidding practices
- Reviewed rent-in-advance procedures
- Introduced a fair pet-request process
- Updated applicant-selection policies
- Checked deposit compliance
- Organised safety certificates and repair records
- Reviewed possession grounds and notice requirements
- Created a system for monitoring future reforms
How My Landlord Cares Can Help
Keeping up with changing legislation can be time-consuming, particularly for landlords managing several properties or living away from South Yorkshire.
My Landlord Cares supports first-time landlords, portfolio owners, and property investors with:
- Tenant finding and referencing
- Tenancy administration
- Rent collection
- Rent reviews
- Property inspections
- Repairs and maintenance
- Tenant communication
- Deposit administration
- Compliance support
- Ongoing property management
Our local team understands the South Yorkshire rental market and provides hands-on support for landlords in Sheffield, Barnsley, Rotherham, Doncaster and surrounding areas.
Explore our property management services for landlords, compare our management pricing or read our landlord testimonials and case studies.
Final Thoughts
The rental-law changes introduced in 2026 represent a major shift in how private tenancies are managed in England.
The end of Section 21, the move to periodic tenancies and the new rules covering rent, advertising, pets and tenant selection mean that landlords must update both their documents and their day-to-day processes.
Good landlords can adapt by maintaining accurate records, treating applicants fairly, communicating clearly with tenants, and checking official guidance before taking action.
For help managing your rental property or reviewing your current procedures, contact My Landlord Cares.
Frequently Asked Questions
Did Section 21 end in 2026?
Yes. Section 21 “no-fault” evictions were abolished for affected private tenancies in England from 1 May 2026. Landlords must now use a valid possession ground and follow the Section 8 process.
Can landlords still offer fixed-term tenancies?
Most new and existing private assured tenancies in England are now assured periodic tenancies. They operate on a rolling basis and do not have a fixed contractual end date.
How often can landlords increase rent?
For most assured periodic tenancies, rent can normally be increased once within a twelve-month period. The landlord must use Form 4A and give at least two months’ notice.
Can a landlord refuse a tenant’s pet?
A landlord can refuse a pet request where there is a valid reason, but should not apply a blanket refusal without considering the individual circumstances.
Can landlords ask tenants to offer more than the advertised rent?
No. Rental bidding is prohibited. Landlords must advertise a specific rent and cannot encourage or accept offers above that amount.
Does this guidance apply throughout the UK?
No. This article focuses on private rental properties in England. Scotland, Wales, and Northern Ireland operate under different rental legislation.
Disclaimer
This article is provided for general information and educational purposes only. It does not constitute legal, financial, tax, or investment advice. The information focuses on private renting in England and may not apply to every tenancy, landlord, or property. Rental legislation, commencement dates, and government guidance may change. Landlords should check the latest official GOV.UK guidance and obtain advice from an appropriately qualified legal, financial or property professional before making decisions, serving notices or changing tenancy procedures.