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Report maintenance How landlords can prepare for the Renters’ Rights Act?
How Landlords Should Prepare For 1st of May ’26
The ink is well and truly dry on the Renters’ Rights Act, so we look ahead to the 1st May 2026 and some of the major changes for landlords to consider. Helping landlords prepare for the Renters’ Rights Act. Phase One reshapes how rentals are managed across the board, from single properties to large portfolios.
This article cuts through the noise so you know exactly what to expect and the steps you could be taking to be ready.
Update your tenancy agreements:
From 1st of May we see the end of fixed-term tenancies. You won’t need to reissue existing agreements, but any new tenancy signed on or after 1st of May 2026 must contain specific information that will be set out by the government before go-live. Start reviewing your template agreements now so you can update them quickly when the requirements are confirmed. Obviously, if you use us for finding tenants and creating new tenancy agreements, then rest assured, we’ll look after this for you.
First and foremost, we’ll be making sure it is clearly an Assured Periodic Tenancy – This is the new standard. Rather than referring to a fixed end date, our agreements will reflect that the tenancy rolls on periodically until either party brings it to an end.
All tenancies will automatically become statutory periodic (rolling) when the Bill comes into effect.
What does this mean?
- Tenants can serve notice at any time, with 2 months’ notice required.
- New tenancies will start as rolling contracts from day one.
Important – It does mean that to regain possession of your property, you may need to rely on a Section 8 notice if you can’t reach an agreement with the tenants, and the tenancies will need to reflect this change. Section 21s will be a thing of the past, but we’ll cover that shortly
Section 21 Repossessions:
One of the bigger headline changes in the Act is the end of Section 21. The Act aims to introduce a more transparent system for ending tenancies, replacing Section 21 with a set of clearly defined grounds under Section 8, meaning tenants will always have the right to know why a landlord is seeking possession. This is the Bill’s headline grabber and has been described as bringing about the end of the no-fault eviction.
For landlords who need to regain their property under the current rules, a Section 21 notice can still be served by 30th April 2026, but any subsequent court application must be made by 31st of July 2026 to remain valid. Beyond that date, all possession cases will follow the new Section 8 process.
If this sounds like it could affect you, give us a call or drop us an email. We’re happy to talk it through and make sure you’ve got everything covered in time.
Distribute the Government Information Sheet:
The government has released an official information sheet for existing tenants, which you’ll need to pass on to all your current tenants by 31st of May 2026 by email, post, or in person. It’s worth taking a moment now to confirm you have the right contact details for each tenant and a straightforward way to get them.
If we manage your property, we’ll take care of this for you.
You can find the official Government Information Sheet here
Build a simple rent review routine:
Once the Act is in effect, increases in England are limited to once every 12 months. Every increase must go through the Section 13 procedure under the Housing Act 1988, with a minimum of two months’ written notice required. Any informal agreements or legacy rent review clauses will be void.
We’d recommend reviewing the market rental value of your properties in month 10. Researching local comparable rents and assessing market conditions. To implement the increase, a Section 13 notice will need to be served before month 11. At the end of month 12, the new rent takes effect. Keep documented evidence of comparable listings to defend any tribunal challenge, log the date of every increase to stay compliant with the 12-month rule, and retire any old rent review clauses from your agreements immediately.
We regularly review rental values for our landlords at The Letting Game and will continue to do so. We’ll also happily undertake a rental valuation for landlords not yet using our services.
Rent Bidding Wars Banned:
From Phase One landlords and letting agents are required to publicly advertise a fixed asking rent for any property. While prospective tenants may voluntarily offer up to the advertised amount, they must not be encouraged or incentivised to bid above it, and any offer exceeding the advertised rent cannot be accepted.
One of the most valuable things we can do as your letting agent is help you set the right asking rent from the start. Using our local market knowledge and up-to-date comparable data, we’ll ensure your property is priced realistically, competitively, whilst maximising your rental income.
Renting with Pets:
Pets are close to many tenants’ hearts, and the new rules reflect that. Tenants gain the right to request a pet, and landlords who wish to refuse will need to have good reason. This doesn’t mean tenants can simply move a pet in, a request to the landlord and consent is required.
How the Request Process Works
Tenants need to make the request in writing, including a description of the pet. You’ll normally have 28 days to respond in writing. You’ll also get an extra 7 days if you need to ask for more information within that window.
One thing to be aware of: if you don’t respond within the deadline, consent is automatically implied. So, it’s really important not to let a request slip through the cracks.
If I say to one pet, am I saying yes for all?
It’s also worth knowing that permission is granted for a specific pet, not as a blanket licence. So, if a tenant has consent for one dog and later wants a second pet, they’ll need to request again.
If we manage your property, we handle the entire process on your behalf, receiving written requests, logging them, and ensuring responses go out well within the 28-day deadline.
Our Advice: Don’t Wait
The landlords who’ll find this transition easiest are simply the ones who are more prepared for it. There’s no need for it to feel overwhelming; with the right preparation and the right support, the changes are very manageable.
We’re here to help you prepare for the renters’ rights act. Whether you’ve got a specific tenancy you’re unsure about or just want to talk through what the changes mean for you, please do get in touch, we’d love to hear from you. As more guidance is published over the coming weeks, we’ll make sure you’re the first to know.
Important info about this article
This article is for general information purposes only and should not be relied upon as legal advice. It reflects our understanding of the Renters’ Rights Act 2025 at the time of writing. As the legislation continues to be implemented in stages, guidance may change. For the latest official information, please visit here.
