The rental market is changing, and for both landlords and tenants, 2026 is a big year.
From 1 May 2026, the first phase of the Renters’ Rights Act 2025 comes into force in England. It brings some of the biggest changes the private rented sector has seen in years, including the end of Section 21 “no fault” evictions, a new tenancy system, changes to rent increases, and new rules around issues like rental bidding and rent in advance.
At first glance, it can all sound a bit legal and a bit overwhelming. But in simple terms, the aim is to make renting feel fairer, clearer and more secure for tenants, while also giving landlords a more structured system to work within.
First, an important point
The changes discussed in this article apply to England and mainly affect private rented homes, rather than social housing or lodger arrangements.
So, what’s actually changing?
The biggest change is that the old-style fixed-term assured shorthold tenancy is going. From 1 May 2026, private rented tenancies move onto a rolling system instead. That means tenancies will continue until either the tenant chooses to leave, or the landlord has a valid legal reason to bring it to an end.
That links directly to another major change: Section 21 is being scrapped. In other words, landlords will no longer be able to end a tenancy without giving a reason. If they want possession of the property, they will need to use one of the legal grounds that apply under the new system.
For tenants, that should mean more security and less worry about suddenly being asked to leave without a clear explanation. For landlords, it means the process becomes more formal, and getting the paperwork and tenancy management right becomes even more important.
Can landlords still take their property back?
Yes — and this is an important point.
The new law does not mean landlords lose control of their property. From 1 May 2026, landlords can still recover possession when there is a valid reason, but the process becomes much more structured.
For example, if a landlord wants to sell, move into the property themselves or have a close family member move in, they will generally need to give four months’ notice, and those grounds cannot usually be used in the first 12 months of a new tenancy.
Serious rent arrears can lead to possession with four weeks’ notice where the arrears threshold is met both when notice is served and at the hearing.
Breaches of the tenancy agreement will usually involve two weeks’ notice, while anti-social behaviour can in some cases allow a landlord to go straight to court, although a hearing is still part of the process.
Tenants will have more flexibility too
It is not just landlords who will need to adjust.
Under the new system, tenants will usually be able to leave by giving two months’ notice. So while the reforms give tenants more security, they also give them more flexibility if their circumstances change.
That means landlords may need to be a bit more proactive when it comes to planning ahead, reducing empty periods and getting properties remarketed quickly when a tenancy comes to an end.
What about rent increases?
Rent increases are becoming more structured too.
From 1 May 2026, landlords will need to use the formal legal process to increase the rent, rather than relying on rent review clauses in tenancy agreements. In practice, that means rent can usually only be increased once a year, and tenants must be given at least two months’ written notice.
For landlords, that means rent reviews need to be sensible, fair and properly handled. For tenants, it gives a bit more clarity around how and when rent can go up.
There are other changes as well
Some of the other reforms are just as important, even if they have had less attention.
The Act is ending rental bidding, so landlords and agents will need to advertise an asking rent and will not be allowed to ask for, encourage or accept offers above that figure. It is also ending the practice of demanding large amounts of rent in advance, and the government says the changes strengthen tenants’ rights in areas such as asking for a pet and protection against certain forms of discrimination.
Taken together, all of this points to a rental market that is becoming more transparent, more regulated and more process-driven.
Is there anything landlords need to do now?
Yes.
If a tenancy already existed before 1 May 2026 and there is already a written tenancy agreement in place, landlords do not usually need to replace it. But they do need to give tenants the government’s official Information Sheet by 31 May 2026. If the tenancy was agreed verbally and there is no written record, the landlord must instead provide a written summary of the key terms by that same date.
That might sound like a small detail, but it is exactly the sort of thing that can get missed if a tenancy is not being managed properly.
Does everything start on 1 May 2026?
No
The big tenancy reforms start on 1 May 2026, but some other parts of the wider changes come later. The government says the new Private Rented Sector Database will begin rolling out from late 2026, and the new Landlord Ombudsman will also be introduced in stages, with mandatory landlord membership expected in 2028.
So 2026 is a major milestone, but it is really the start of a wider shift rather than the finish line.
What does this all mean for landlords?
In plain English, it means letting property is becoming more professional.
Landlords will need to be more organised, more aware of the rules, and more careful about how tenancies are set up and managed. That is not a bad thing, but it does mean there is less room for outdated processes, vague paperwork or a casual approach to compliance.
For good landlords, this should simply be a case of making sure everything is handled properly. But it is also a strong reminder of why having the right letting agent matters.
Why this matters right now
The biggest mistake people can make is assuming this is something to think about later.
The changes are happening now, the official guidance is already out there, and landlords and tenants both need to understand what is changing from 1 May 2026.
For landlords, now is the time to review documents, processes and how properties are managed. For tenants, it is a good time to understand what your rights will look like under the new system.
How Courtney Downing Estates can help
As the Renters’ Rights Act changes the way the private rented sector works, having the right support around you becomes more important than ever.
At Courtney Downing Estates, we work closely with landlords to make the lettings process feel clearer, smoother and better managed from start to finish. From marketing your property and finding the right tenant to handling the paperwork and supporting the ongoing management of the tenancy, we take a personal, proactive approach every step of the way.
As the rules continue to evolve, our role is to help landlords feel informed, supported and confident that their property is being handled properly. In a market that is becoming more regulated and more process-driven, that kind of hands-on support matters more than ever.
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