With 1 May 2026 fast approaching, the biggest overhaul of the private rented sector in a generation is about to take effect. Landlords who ignore the changes risk being caught out. The Government says 11 million renters will benefit from the first phase of reforms, and every landlord should now be preparing.

This isn’t a drill, and it certainly isn’t an April Fool. Here’s what’s changing - clearly, concisely, and without spin.

Section 21 ends and fixed term tenancies disappear

From 1 May 2026, Section 21 ‘no fault’ evictions are abolished, with 30 April 2026 the final day to serve a valid notice. Any resulting court proceedings must begin by 31 July 2026.

ASTs are consigned to history. Existing ASTs automatically convert to periodic assured tenancies (PATs??) and all possession routes will rely on updated Section 8 grounds, which include revised provisions for selling a property or moving back in.

What landlords should do now

Audit tenancy paperwork, ensure you can evidence any future possession claims, and review procedures long before May arrives.

Rent increases: once yearly, tribunal ready

From 1 May, rent can only be increased once every 12 months using a section 13 notice with at least two months’ notice. Tenants can challenge increases at the First-tier Tribunal, which will assess whether the rent is reasonable. However, challenges can only be made in specific circumstances - for example, where the increase is considered above market rate or the notice is invalid.

In practice, the tribunal will assess what rent the property could reasonably achieve on the open market, based on comparable properties in the local area. This means it is essential for landlords to evidence that any increase reflects the current market rate. Landlords should therefore carry out proper market comparisons, using letting agents or property portals, before serving notice, as tenants are increasingly aware of their rights and how notices must be correctly served.

What landlords should do now

Think about the rent now and on any new tenancies. There is no flexibility to correct an underpriced tenancy mid year.

No bidding wars and limits on rent in advance

Rental bidding is banned. Adverts must show a single proposed rent, and landlords cannot accept or encourage offers above that figure. Additionally, landlords cannot require more than one month’s rent in advance, except for narrow transitional cases.

What landlords should do now

Price the rent correctly from the outset and consider whether you will accept a guarantor for a new tenant.

Provide the Government information sheet

Landlords must supply every tenant with the official Renters’ Rights Act Information Sheet 2026 by 31 May 2026. This must be provided either physically or electronically. Failure to do so may result in a civil penalty of up to £7,000 per tenancy. The document outlines key rights, including rent rules, the end of fixed terms, and the new possession process. Any new tenancy agreements from 1 May 2026 must also include the prescribed wording.

What landlords should do now

Check your tenancy to see if you can email a pdf attachment of the form to your tenant, if not you will need to post or hand deliver. If you have a letting agent, they must serve a copy of the form, and you do not need to but make sure your agent does it!

Pets, families, and benefits - no blanket discrimination

Landlords can no longer refuse tenants simply because they have children or receive benefits. Tenants also gain a statutory right to request a pet, and landlords must consider these requests reasonably.

What landlords should do now

Landlords must consider all tenants on their own individual merits. If a tenant requests a pet, a refusal cannot be automatic; it must be supported by reasonable justification based on the specific circumstances of the tenancy, including the property, lease terms, other occupants, the type of pet, and any relevant insurance restrictions or policy requirements. Landlords should ensure their cover is suitable for pet-friendly lets.

More reforms coming later

Further changes will be rolled out over the next couple years, including a national PRS database, a new private landlord ombudsman, and future measures on energy efficiency and tackling damp, mould and hazards.

Final word

The Renters’ Rights Act isn’t something to fear but you must be prepared. Landlords who adapt early and document thoroughly will manage the transition smoothly. Those who wait until May may find themselves the real April fools.

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