Rental reform has been on the horizon for some time. Now that the Renters’ Rights Act has received Royal Assent, the focus for landlords must shift from speculation to preparation.
The Act represents a fundamental change in how tenancies operate in England. While not all measures will apply immediately, the direction of travel is clear: greater regulation, less informal flexibility, and a much stronger emphasis on evidencing compliance.
From May 2026, the Renters’ Rights Act will fundamentally change how most tenancies operate in England, making preparation essential for landlords.
For landlords, the challenge will not be understanding one isolated change, but adapting to a system where process, timing, and documentation are critical across the entire lifecycle of a tenancy.
From bill to law: what has changed under the renters’ rights act?
The Renters’ Rights Act received Royal Assent in October 2025, meaning it is now law. However, its provisions will be introduced in stages, with the first major changes applying from May 2026.
From that point, the private rented sector will begin to move away from long-established practices such as fixed-term Assured Shorthold Tenancies and no-fault evictions under Section 21. Instead, most tenancies will transition to a new framework built around assured periodic tenancies, clearer statutory grounds for possession, and increased protections for tenants.
This phased implementation means landlords have time to prepare — but it also means that decisions made now can have consequences later.
A shift away from informal flexibility
One of the most significant impacts of the Renters’ Rights Act is the removal of informal flexibility that many landlords have historically relied upon.
Fixed terms previously provided a clear end point. Section 21 allowed possession without the need to rely on specific grounds. Under the new framework, these safety nets will no longer exist in the same way.
This does not mean landlords cannot regain possession of their properties. It does mean that possession will depend on using the correct statutory grounds, following the correct process, and meeting defined timing requirements.
In practice, this places much greater importance on how tenancies are structured and managed from the outset.
Why process and timing will matter more than ever
Across the sector, a consistent theme is emerging: procedural accuracy will be critical.
Landlords will need to be confident that:
- tenancy agreements reflect the new legal framework
- prescribed information is served correctly and on time
- rent increases follow the correct statutory process
- communications with tenants are clear and properly recorded
For many landlords, these landlord tenancy law changes will require a more structured and documented approach to managing tenancies than ever before.
Under the new regime, mistakes are less likely to be remedied informally. In many cases, a landlord’s position will stand or fall on whether they can demonstrate that the correct steps were taken at the correct time.
This is particularly important given the Government’s plans to strengthen local authority enforcement powers and introduce new systems for oversight and accountability.
The wider direction of travel
The Renters’ Rights Act does not sit in isolation. It forms part of a broader programme of reform that includes:
- enhanced enforcement and investigatory powers for local authorities
- new national databases requiring landlords to register and evidence compliance
- the future introduction of a mandatory landlord ombudsman
- ongoing reform of property standards and court processes
The Government has made clear that the Renters’ Rights Act will be implemented in phases, with further compliance requirements continuing to roll out beyond 2026.
Taken together, these changes signal a clear expectation that landlords must not only comply with their obligations, but be able to demonstrate compliance clearly and consistently.
This is a shift in mindset as much as law.
Learning from the wider sector
Recent sector briefings and professional discussions have highlighted how easily landlords can be caught out by procedural detail under the new framework.
For example, webinars and guidance published by bodies such as the National Residential Landlords Association — including a recent session examining the impact of the Renters’ Rights Act in specialist letting contexts — have shown how timing, documentation, and communication can materially affect a landlord’s position.
While those discussions may focus on particular segments of the market, the underlying lesson applies universally: early planning and structured processes are essential.
Landlords who rely on informal arrangements or last-minute decision-making are likely to face increased risk under the new regime.
What this means for day-to-day landlord decisions
For landlords operating in the general private rented sector, the Renters’ Rights Act should prompt a review of how properties are managed in practice.
This includes:
- reassessing tenancy documentation well ahead of implementation
- understanding which possession grounds may apply in different scenarios
- ensuring rent increases and notices follow the correct statutory route
- maintaining consistent records throughout the tenancy
Even landlords with long experience may find that established habits no longer provide the certainty they once did.
How Fleming Lettings supports landlords
Fleming Lettings does not provide legal advice. However, we work closely with landlords to help them understand how legislative change affects practical management decisions.
Our focus is on:
- helping landlords interpret how new rules apply in real-world situations
- ensuring tenancy arrangements are structured in a compliant and defensible way
- reducing the risk of procedural errors through clear processes and documentation
Where specialist legal or tax advice is required, we always encourage landlords to engage appropriately qualified professionals.
Preparing now, rather than reacting later
Although the first phase of the Renters’ Rights Act does not apply until May 2026, the most successful landlords will be those who treat the lead-in period as an opportunity to prepare.
The Act represents a move towards a more structured, evidence-driven rental sector. Landlords who plan early, understand the new framework, and adopt disciplined processes will retain far more control than those who wait until the changes are in force.
In short, preparation preserves flexibility.
Further reading and sector guidance
Landlords who wish to explore how the Renters’ Rights Act is being interpreted across the sector may find value in professional guidance and webinars published by organisations such as the National Residential Landlords Association, including recent sessions examining the practical implications of the legislation in different letting contexts.
