Our 12 Point Guide:
SECTION 21
From 1 May, landlords will no longer be able to serve a Section 21 notice.
OUR VIEW: The abolishment of Section 21 doesn’t mean that landlords will be relinquishing control of their property. Landlords will still be able to evict tenants for valid reasons under Section 8 (see below). These include the decision to sell up, if the tenants aren’t paying their rent or are displaying anti-social behaviour.
POSSESSION
Landlords’ fears of not being able to take back their property when they want it are growing.
OUR VIEW: landlords will need to approach property possession in a more structured way. If a tenant is in arrears or is causing a problem, regaining possession will be just as straightforward, if not more straightforward as grounds for anti-social behaviour are being strengthened. If landlords wish to sell or move back into the property, then formal notice and proof will be required. Section 8 will now become a key factor in making changes. Not only that, but it is being bolstered to help landlords make changes in a more robust way.
FIXED TERM TENANCIES
As of 1st May 2026, all current and new tenancies will move to periodic tenancies. As part of the reform, tenants will be able to give two months’ notice at any point, rather than relying solely on 6-month,12-month or two-year fixed terms.
OUR VIEW: Yes, a two month notice period may lead to a faster turnover of tenants. However, it means that landlords issues. It also means less paperwork and fewer renewal deadlines don’t have to wait out long fixed-term agreements before addressing serious.
RENT INCREASES
Rent increases will still be allowed – but limited to one a year – typically on the anniversary of a contract. Landlords will also need to use a formal Section 13 Notice (see below) to make any changes. Any raise must be fair, market-driven and adhere to the legal process. A two-month notice period will also be required. This will come into effect on 1st May 2026.
OUR VIEW: A two-month notice period is reasonable, and the inclusion of a robust legal structure to make changes adds a layer of transparency, which is better for both parties. It also safeguards against future disputes. The important point, however, is that rent increases in line with the market are still allowed.
STANDARDS
The Decent Homes Standard – a minimum legal standard for housing quality steeped in the social housing sector – is coming to the private sector, however it will only come into effect between 2035 – 2037. The move aims to address properties that are in substandard or unsafe condition.
OUR VIEW: Setting a standard for rental properties is no bad thing. After all, tenants should be able to live in good quality homes. We know that our clients are already committed to ensuring that the properties they let are of a good standard. Furthermore, this change may see landlords who arguably shouldn’t be landlords leave the market, making it less competitive for those who are likely already compliant. However, this is still a long way off – and it’s likely to be introduced to the social housing sector before it hits the private rental sector – but we feel it’s still worth knowing.
PROPERTY PORTAL
The Renters’ Rights Act will welcome a new mandatory online platform known as The Property Portal in 2028. It’s a central database on which all landlords must register their properties and demonstrate compliance. It will comprehensively track all properties being rented at any given time.
OUR VIEW: Accountability isn’t something to shy away from – and it’s also likely to prevent poor landlords operating in a way that taints the reputation of good landlords. Additionally, having the ability to record everything in one place is likely to cut admin – not increase it. This approach isn’t new; the automotive sector, via the MOT, has been doing it since 1960. We expect this to aid landlords, not hinder them.
RENT BIDDING
The Act has banned the ability for landlords – and estate agents – to encourage bidding wars. Now, landlords must advertise their property at a fixed price and tenants cannot pay anything over that price.
OUR VIEW: Ultimately, this levels the playing field and means that everyone has the same opportunity to let a property – regardless of how much money they have. Now, rather than choosing a tenant based on how much they’re prepared to pay, a landlord can solely select a tenant based on their suitability.
PENALTIES
The Renters’ Rights Act will see a new framework of fines that can be issued to landlords – and agents – who break the rules. These include civil penalties that carry fines of up to £30,000 (in serious cases), rent repayment orders that enable tenants to claim back up to 12 months’ rent for unlawful lettings, and banning orders, which will prevent landlords letting properties altogether.
OUR VIEW: Sounds scary, but it’s not if you’re a responsible landlord. These measures are set to prevent landlords from letting unregistered properties, allowing tenants to stay in properties that are unsafe or in poor condition, or illegally evicting tenants. We believe that this is more applicable to poor landlords, which shouldn’t be operating anyway. If you remain compliant and follow the new measures, there isn’t anything to worry about.
PETS
As of 1 May 2026, tenants can legally request to keep a pet in a landlord’s property. The request, which must be made in writing, can’t be ignored – and you, as a landlord, will have 42 days to respond in writing. There is no requirement to accept all pets. However, refusals must be justified.
OUR VIEW: Let’s face it, we’re a nation of pet lovers. And if you’ve ever found yourself needing to rent a property with a pet, then you’ll know that it drastically reduces your choice. This change provides a more inclusive approach that opens up opportunities for tenants and widens the target audience for landlords.
SELLING
If you decide to sell your property and need to end a tenancy, then you must genuinely intend to sell it. To safeguard against landlords using a property sale as an excuse to evict, only to immediately place it back on the rental market again, new rules under the Renters’ Rights Act will prevent landlords from letting it again for up to 12 months.
OUR VIEW: It’s really important that landlords who are considering selling their property factor this element in. It’s also important that landlords are in a position to cover mortgage payments during periods when there isn’t any rent coming in, just in case the property takes some time so sell.
INCREASED LOCAL AUTHORITY POWERS
The Renters’ Rights Act has taken landlord legislation enforcement from a discretionary power to a mandatory duty for local authorities. As a result, local authorities now have more power. From 27 December 2025, local authorities can enter residential properties – with appropriate authorisation – to access evidence of breaches. If a landlord has been deemed to have fallen foul, they may face civil penalties. These begin at £7,000 for a first-time offence rising to £40,000 for repeat offenders.
OUR VIEW: Standards are important – and it’s important that they are upheld. As long as you are a reputable landlord that follows compliance, then this really shouldn’t be an issue.
DISCRIMINATION
Landlords can no longer discriminate. For example, they can no longer refuse a prospective tenant on the grounds that they might have children, because they receive state benefits or as a result of their religious beliefs.
OUR VIEW: As a moral lettings agent that’s always welcomed everyone, we welcome this change. Obviously, it still comes to down to suitability, so a five-person family wanting to move into a two bedroom property isn’t feasible. However, if a prospective tenant meets the requirements, then we will always be open to receiving an offer.
