This content is for intermediary use only. If you're a mortgage customer, please
click here.
This content is for intermediary use only. If you're a mortgage customer, please
click here.
The Renters’ Rights Act 2026 introduces major reform to the private rented sector in England, creating a new framework for how tenancies operate and how landlords regain possession.
From 1 May 2026, the Act strengthens tenant protections while placing greater emphasis on landlord compliance. All private landlords and existing tenancies are affected, regardless of whether a written tenancy agreement is currently in place.
The Act removes Assured Shorthold Tenancies and establishes assured periodic tenancies as the default position. It also introduces new rules on possession, rent reviews, enforcement and registration, reshaping the environment in which landlords and lenders operate.
These are the core provisions brokers should understand to frame landlord conversations effectively:
All new and existing assured shorthold tenancies automatically convert to assured periodic tenancies. Tenancies become open‑ended, ending only by tenant notice (two months) or on valid possession grounds.
Section 21 notices are abolished. Landlords must rely on revised Section 8 grounds, with longer notice periods and stricter evidential requirements, increasing timelines and planning considerations.
Rent increases limited to once per year using the statutory Section 13 process. Rental bidding is banned, rent payable in advance is capped at one month, and tenants may challenge increases at tribunal where rents exceed market levels.
New rights include protection from discrimination (families and benefit recipients), the right to request a pet, and enhanced local authority enforcement powers with higher potential penalties.
The main Renters’ Rights changes take effect, including the move to periodic tenancies and new rent rules
Deadline for landlords to provide existing tenants with the required information leaflet and to notify student tenants where the new Ground 4A may be used
Last date for submitting possession claims to the courts under Section 21. After this point, all Section 21 notices will become invalid
Expected launch of the Private Rented Sector landlord database, introducing additional registration and compliance requirements
Further changes phased in over time, including increased oversight and a mandatory landlord ombudsman
The main Renters’ Rights changes take effect, including the move to periodic tenancies and new rent rules
Deadline for landlords to provide existing tenants with the required information leaflet and to notify student tenants where the new Ground 4A may be used
Last date for submitting possession claims to the courts under Section 21. After this point, all Section 21 notices will become invalid
Expected launch of the Private Rented Sector landlord database, introducing additional registration and compliance requirements
Further changes phased in over time, including increased oversight and a mandatory landlord ombudsman
Income certainty & tenant stability
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Compliance Burden & ongoing costs
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Property standards & investment decisions
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Portfolio strategy & funding structure
This involves deciding whether to invest further into stronger properties, regear or restructure borrowing to improve resilience, or exit weaker or non core assets.
Income certainty & tenant stability
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Compliance Burden & ongoing costs
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Property standards & investment decisions
How periodic tenancies, rent rules and tenant flexibility may affect cashflow, voids and long‑term income.
Portfolio strategy & funding structure
This involves deciding whether to invest further into stronger properties, regear or restructure borrowing to improve resilience, or exit weaker or non core assets.
All existing ASTs have now automatically converted to assured tenancies. Tenancies are open ended, with tenants able to leave on two months notice and landlords required to rely on statutory possession grounds.
Yes, but only using revised Section 8 possession grounds. This involves longer notice periods, evidential requirements and a court hearing. Industry expectations are that possession may take six to nine months or longer in some cases.
Landlords can only increase rent using the statutory Section 13 process, typically once per year. Tenants can challenge increases at tribunal if they believe they exceed open market rent.
Yes. Landlords cannot require more than five weeks’ rent as a deposit or more than one month’s rent in advance. Local authorities enforce breaches through civil penalties.
The Private Rented Sector (PRS) database requires landlords and properties to be registered. Courts refuse possession if the landlord or property is not correctly registered, making compliance critical.
Brokers should help landlord clients review tenancy structures, cash flow assumptions, documentation and compliance processes, and ensure they understand the practical implications before the changes take effect.
IF YOUR CLIENT FAILS TO KEEP UP PAYMENTS ON THEIR MORTGAGE THEIR PROPERTY MAY BE REPOSSESSED.