The first phase of the Renters’ Rights Act will take effect on 1 May 2026, bringing significant changes to tenancy agreements, rent regulation, and eviction processes. These reforms will affect every stage of a tenancy, from advertising a property and selecting tenants to managing rent increases and ending a tenancy lawfully.
Understanding the new requirements and ensuring they are applied correctly will be essential for all landlords.
Why qualified lettings support matters more than ever
During periods of major legislative change, working with a qualified and experienced letting agent can provide reassurance and reduce risk. At Reeds Rains, we continually invest in professional training, compliance expertise, and operational processes to ensure landlords are supported through changing regulations.
Our approach is grounded in long-standing involvement across the lettings sector, helping to raise standards and support best practice for landlords nationwide. This commitment ensures our advice remains accurate, practical, and fully aligned with new legal requirements.
Is it time to consider a Fully Managed service?
If you currently self-manage your property or use a Tenant Find or Rent Collection service, the Renters’ Rights Act may make a Fully Managed service worth reconsidering.
The Act introduces new documentation requirements, revised eviction processes, stricter rules around rent increases, and enhanced tenant protections. Managing these changes correctly requires up-to-date knowledge, robust systems, and careful administration, particularly where changes are being introduced in phases, such as the Landlord Ombudsman and Property Portal.
Reeds Rains has already updated internal processes and retrained our lettings experts to ensure we are fully prepared for implementation.
Below is a summary of some of the key changes and what they mean for landlords.
Finding a tenant and starting the tenancy
What’s changing
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Discrimination rules are being strengthened, making blanket bans on pets, families with children and tenants in receipt of benefits unlawful
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‘Bidding wars’ will be banned, and rent offers cannot exceed the advertised amount
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Rent in advance will be limited to one month
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Fixed-term tenancies will be abolished and replaced with periodic agreements
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Written tenancy information will become mandatory; verbal agreements will no longer be permitted
How this affects landlords
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Tenant referencing will become even more important, covering affordability and, where relevant, pet suitability
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Where an applicant is declined, there must be clear evidence that the decision is based on suitability or affordability, not a protected characteristic
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When demand is high, tenants must be selected based on objective criteria rather than higher rent offers
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If additional financial security is required, the only option will be a guarantor
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Tenants will be able to give two months’ notice at any point from the start of the tenancy
Managing and ending the tenancy
What’s changing
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Existing fixed terms will no longer be enforceable and will convert to periodic tenancies
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Rent can only be increased once every 12 months using a Section 13 notice
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Section 21 ‘no-fault’ evictions will be abolished
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Evictions will only be possible using revised Section 8 grounds
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Civil penalties for non-compliance are increasing from £30,000 to £40,000
How this affects landlords
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All tenants must receive a government-issued information document explaining the new tenancy structure
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Rent increases must reflect market value and can be challenged at the First-tier Tribunal
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If a rent increase is disputed, it will only take effect from the date of the tribunal decision and may be delayed further in cases of financial hardship
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Notice periods for many eviction grounds are increasing, including longer notice for rent arrears
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Grounds for selling or moving back into a property cannot be used within the first 12 months of a tenancy, and restrictions apply if the property is not ultimately sold
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With longer notice periods and fewer eviction options, careful tenant selection and rent protection insurance will become increasingly important
Planning ahead is essential
With tenants’ rights to remain in a property being strengthened and penalties for non-compliance increasing, landlords will need to ensure their properties are managed correctly at every stage of the tenancy.
Reeds Rains’ experienced local lettings teams are already working with Fully Managed landlords to ensure smooth transitions, clear communication with tenants, and full compliance with the new legislation.
If you’d like to discuss how the Renters’ Rights Act may affect you or whether a Fully Managed service is right for you, your local Reeds Rains branch will be happy to help.
The Reeds Rains Content Marketing Team
