What’s changing from May 2026​
Last updated: February 2026
Based on UK Government guidance
Section 21
"no fault"
evictions end
Rent rules
are
changing
Fiixed-term
assured shorthold tenancies end
Pet requests may only
be refused on
specific grounds
All tenancies
become
periodic (rolling)
Updated
possession grounds
take effect​
Do you need to worry?
Most landlords who already follow good practice will not need to make major changes. The key is understanding the new process and making sure everything is set up correctly before the reforms begin.
Landlord guidance: key updates explained
1.
Section 21 is being abolished
Landlords will no longer be able to end a tenancy without a reason under Section 21. Instead, possession must be sought using Section 8 on specific legal grounds, such as:
​
• Selling the property
• Moving in yourself or a close family member
• Serious rent arrears
• Anti-social behaviour
• Breach of tenancy
​
Landlords can still regain possession for a valid reason, but they must use the correct Section 8 notice and provide supporting evidence.
​Landlords can still regain possession where there is a genuine reason, but the correct notice and evidence must be used
2.
All tenancies will become Assured Periodic Tenancies
From 2026, fixed-term assured shorthold tenancies will be replaced by Assured Periodic Tenancies.
​
This means:
• Tenancies continue until either party ends them correctly
• Landlords must rely on legal possession grounds (e.g., Section 8)
• Tenants can leave by giving the required notice
​
The aim is to provide greater long-term stability for tenants while keeping legitimate routes available for landlords.
3.
Rent rules are changing
Rent increases
​
Under the new system:
-
Rent can generally only be increased once per year
-
Landlords must give at least two months’ notice
-
Tenants can challenge excessive increases through a tribunal
​
Rent in advance
​
The Act introduces tighter limits on upfront rent demands. Typically, landlords will only be able to request one month’s rent in advance once a tenancy agreement is signed.
​
Rental bidding
​
Landlords and agents will be expected to advertise a clear asking rent and avoid bidding wars between tenants.
4.
Changes to tenant referencing and selection
The act strengthens protections
against unfair treatment
The act strengthens protections against unfair treatment
​
Landlords must not refuse tenants solely because they:
​
• Have children
• Receive benefits
​
Key points:
• Certain discriminatory behaviours are now explicitly banned
• Local authorities can issue fines if discrimination is suspected
• Discriminatory rules in mortgages, tenancies, or insurance that block letting to these tenants are removed
​
You can still carry out standard referencing and affordability checks, but blanket bans are not allowed.
5.
Property standards and compliance expectations
The Act strengthens expectations around property condition and safety.
​
Key points include:
-
Stronger enforcement against unsafe housing
-
Faster action required on serious hazards
-
Plans for a national Decent Homes Standard for the PRS
-
Expansion of hazard-response requirements over time
​
Local authorities will have greater powers to investigate and penalise non-compliance.
6.
Pets in rental properties
Tenants will have the right to request a pet.
​
Landlords:
​
-
Must consider requests fairly
-
Cannot refuse without a reasonable justification​
A written response will usually be required within a set timeframe.
7.
New landlord database
& ombudsman
Future phases of the Act will introduce:
​​
Private Rented Sector database
​
All landlords will need to register themselves and their properties.
​
Mandatory ombudsman
​
Landlords must join a redress scheme to resolve tenant complaints.
​
These measures aim to improve transparency and resolve disputes without court action.
8.
Penalties for non-compliance
The new framework increases enforcement powers.
Possible consequences for breaches include:
​
-
Civil penalties
-
Repayment orders
-
Restrictions on gaining possession
-
Being listed on a national database
Landlords who follow the correct process and maintain safe properties should not be affected.
?
What landlords should do now​
Review tenancy agreements
Ensure your documents reflect the new system.
​
Prepare for periodic tenancies
Plan for longer-term tenant relationships and notice periods.
​
Check compliance
Gas safety, EPC, EICR, licensing and deposit protection must be up to date.
​
Document everything
Keep clear records of rent payments, communication and inspections.
​
Plan ahead for possession needs
If you may need to sell or move back in, seek advice early.
You don’t have to deal with this alone,
we can manage everything for you.
Letting a property can feel like a lot to manage, especially with the upcoming Renters’ Rights changes. Our fully managed service handles compliance, tenants and ongoing updates for you; so your property stays in safe hands without the day-to-day involvement.
How Lewis William can help:
Fully compliant tenancy setup
We’ll make sure your tenancy is set up correctly from day one, with all the right paperwork, checks and legal requirements in place so you can let your property with confidence.
Ongoing property management
From day-to-day communication to maintenance and inspections, we manage the details so you don’t have to - keeping your property running smoothly and your tenants supported.
Rent and arrears processes
We handle rent collection, statements and any arrears professionally and promptly, protecting your income while keeping communication clear and fair.
Preparation for the Renters’ Rights changes
We’ll guide you through the upcoming legislation, helping you stay compliant, understand what’s changing, and plan ahead so your investment remains secure.