Chestertons has compiled a comprehensive landlord guide ahead of the Renters’ Rights Act coming into force on 1 May 2026, setting out the key legal changes and what property owners must do to remain compliant.
The six-page document outlines the most significant reforms, including the abolition of Section 21 ‘no-fault’ evictions and the automatic conversion of all assured shorthold tenancies (ASTs) into assured periodic tenancies.
Under the new regime, landlords will no longer be able to use Section 21 notices to regain possession. Instead, they will need to rely on expanded Section 8 grounds.
Chestertons points to government data showing that in 2024 there were 32,285 no-fault possession claims across the UK, representing 0.65% of the 5.4 million privately rented households.
SECTION 8 ORDER
It also highlights that the average timeframe for a Section 8 order is typically three to six months, although some cases can be resolved more quickly where tenants cooperate.
From May 2026, all fixed-term ASTs – both new and existing – will become periodic. Tenants will be required to provide a minimum of two months’ notice if they wish to leave. Government housing data cited in the guide shows that private renters spend an average of around 4.7 years in their current home.
The Act will also limit rent increases to once per year, using the revised Section 13 process, with at least two months’ notice required.
Rental bidding will be banned, meaning landlords and agents cannot accept offers above the advertised rent. Deposits remain unchanged, with existing caps and protection requirements continuing to apply.
NON-DISCRIMINATION RULES
Additional provisions include expanded non-discrimination rules, preventing landlords from excluding applicants solely because they have children or receive benefits, and a new right for tenants to formally request a pet. Landlords will have 28 days to respond and must provide a valid reason for refusal.
Looking ahead, the guide flags further changes including mandatory registration on a new private rented sector database, the introduction of a Landlord Ombudsman, application of the Decent Homes Standard to the PRS and the implementation of Awaab’s Law on damp and mould hazards.
Chestertons says landlords should begin preparing now by updating tenancy agreements, reviewing rent procedures, ensuring deposits and safety certificates are compliant, and getting ready for enhanced enforcement powers for local authorities.
