Renters’ Rights Reforms: What Landlords Need to Know

Major reforms to rental laws are set to take effect from 1 May 2026 under the Renters’ Rights Act, formerly known as the Renters’ Reform Bill. These changes will reshape the relationship between landlords and tenants across the UK, aiming to create a fairer rental market. Landlords and property investors should understand these updates to prepare for the new legal landscape.

Modern UK rental property exterior

Abolition of Section 21 “No-Fault” Evictions

One of the most significant changes is the removal of Section 21, which currently allows landlords to evict tenants without providing a reason. From May 2026, landlords will no longer be able to use this “no-fault” eviction process. Instead, evictions must be based on specific grounds under an updated Section 8.

This change means landlords must have a valid reason to regain possession of their property, such as rent arrears or breach of tenancy terms. The aim is to provide tenants with greater security and reduce the risk of sudden eviction.

Updated Section 8 Grounds Including Selling and Landlord Moving In

The new law will expand the grounds under Section 8 to include situations where landlords want to sell the property or move in themselves. These grounds will provide a clear legal basis for eviction, replacing the previous reliance on Section 21.

For example, if a landlord plans to live in the property, they can seek possession under the updated rules, but they must follow the correct notice procedures and provide evidence of their intention.

Notice Periods for Landlords and Tenants

Notice periods will also change. Landlords will generally need to give tenants four months’ notice in certain cases, such as when seeking possession on grounds like sale or landlord occupation. Tenants, on the other hand, will be required to give two months’ notice when ending a tenancy.

These extended notice periods aim to give tenants more time to find alternative accommodation and reduce housing insecurity.

Move to Periodic (Rolling) Tenancies

The reforms will encourage a shift from fixed-term tenancies to periodic or rolling tenancies. This means that after an initial fixed term, tenancies will automatically continue on a month-to-month basis unless either party gives notice.

This change provides more flexibility for tenants while maintaining stability. Landlords will need to adjust their tenancy agreements to reflect this new structure.

12-Month Protected Period for Tenants

Tenants will benefit from a 12-month protected period during which landlords cannot evict them except for specific reasons outlined in the updated Section 8. This protection applies from the start of the tenancy and aims to prevent early evictions without cause.

Landlords should be aware that this protection limits their ability to regain possession within the first year unless there are valid grounds.

Landlord and tenant signing rental agreement

Anti-Discrimination Rules

The new law will strengthen anti-discrimination protections. Landlords will no longer be allowed to refuse tenants based on having children or receiving benefits. This aims to ensure fair access to housing for all applicants.

Landlords should review their tenant selection criteria to comply with these rules and avoid discriminatory practices.

Tenant Right to Request Pets

Tenants will gain the right to request permission to keep pets. Landlords can only refuse such requests on reasonable grounds, such as concerns about property damage or allergies.

This change recognises the importance of pets to many tenants and encourages landlords to consider pet-friendly policies.

Ban on Bidding Wars and Excessive Upfront Rent

The reforms will prohibit bidding wars where tenants compete by offering higher rent, as well as limits on excessive upfront rent payments. This aims to make renting more affordable and transparent.

Landlords should set clear, fair rent levels and avoid practices that could be seen as exploitative.

Property Standards and Repairs Expectations Including Awaab’s Law

The Act will reinforce property standards and repair obligations. It will build on Awaab’s Law, which requires landlords to address hazards like mould and damp promptly.

Landlords must ensure properties meet minimum health and safety standards and respond quickly to repair requests to avoid penalties.

Further Expected Reforms

Beyond these changes, further reforms are anticipated, including the introduction of a landlord register and a rental ombudsman. These measures aim to improve accountability and provide tenants with a clear route for complaints.

Conclusion

In summary, the reforms expected from May 2026 represent a fundamental shift in the private rental sector. The removal of Section 21, combined with the move to periodic tenancies and stronger tenant protections, will require landlords to take a more structured and proactive approach to tenancy management.

While many of the headline changes are clear, some details — including exact timelines and implementation rules — are still subject to confirmation. As a result, staying informed and prepared will be key.

Landlords should begin reviewing their current processes, particularly around tenant selection, documentation, and property management, to ensure they are well positioned for the new framework.

Important Notice

This summary is provided for general informational purposes only and is based on legislation and guidance available at the time of writing. The details and implementation timelines of the Renters’ Rights Act remain subject to change and further clarification.

Nothing in this document constitutes legal advice, and it should not be relied upon as a substitute for professional or legal guidance. Landlords and property professionals are encouraged to seek independent advice specific to their individual circumstances before taking action based on these reforms.