1 May 2026 marks one of the most significant milestones in the history of the private rented sector. Today, the Renters’ Rights Act comes into force — bringing with it the most sweeping changes to renting in England in more than 30 years. Whether you’re an existing landlord or new to letting property, these changes affect you directly, and it’s important to understand what’s changed and what it means in practice.
The end of section 21 — no-fault evictions are gone
Perhaps the most headline-grabbing change is the abolition of Section 21 notices. From today, landlords can no longer evict tenants without providing a valid reason. Any Section 21 notice served on or after 1 May 2026 will be invalid — and local authorities now have the power to issue civil penalties of up to £7,000 for any landlord who attempts to use one.
Going forward, possession can only be sought through a Section 8 notice, which requires landlords to cite a specific legal ground. The Renters’ Rights Act has revised and expanded these grounds to cover a range of circumstances, including selling the property, the landlord or a close family member wishing to move in, persistent rent arrears, and anti-social behaviour. Provided the right grounds are met and the correct procedure is followed, landlords still have a clear and workable route to regain possession of their property.
All tenancies become periodic
Another major shift is the move away from fixed-term tenancies. From today, it is no longer possible for assured tenancy agreements to have a fixed term or a set end date. All tenancies — including existing ones that were previously on fixed terms — automatically become rolling periodic tenancies from 1 May 2026. In most cases, this will mean a monthly rolling arrangement, unless the tenancy agreement specifies a shorter period such as weekly or fortnightly.
This applies to new tenancies taken out from today, as well as the vast majority of existing assured and assured shorthold tenancies, which will also convert to the new regime.
Rent increases: new rules apply
The way landlords can increase rent has also changed. Under the Renters’ Rights Act, rent can only be increased once per year, and it must be done formally through the Section 13 process using a form called Form 4A. Landlords are required to give tenants at least two months’ written notice of any proposed increase before it takes effect. Informal or mid-tenancy rent rises are no longer permitted.
Tenants’ right to request a PET
The Act also introduces a new right for tenants to request permission to keep a pet in their rental property. Landlords must consider such requests and cannot unreasonably refuse them. Landlords are, however, permitted to require tenants to take out appropriate pet damage insurance as a condition of approval.
What this means for landlords
While today’s changes represent a significant shift, they don’t have to be overwhelming. The private rented sector remains an important and viable investment — but it’s more important than ever to stay informed, keep your documentation in order, and ensure you’re following the correct procedures when managing your properties.
Key things to get right from today:
- Do not serve Section 21 notices — they are now unlawful and carry financial penalties of up to £7,000
- Use Section 8 and the correct grounds when seeking possession
- Follow the Section 13 process for any rent increases, with proper written notice using Form 4A
- Keep records of all communications, tenancy terms, and any pet requests
- Review your tenancy agreements — existing fixed terms have now converted to periodic tenancies
We’re here to help
At Fleming Lettings, we know that changes like these can feel daunting — but you don’t have to navigate them alone. Our team is fully up to speed with the Renters’ Rights Act and everything it means for landlords in our area. Whether you have questions about how the changes affect your current tenancies, need guidance on the correct possession procedures, or simply want to talk through your options, we’re here to help.
Get in touch with our team today — we’re always happy to have a conversation and make sure you feel confident and compliant as a landlord.
