How Reeds Rains Letting Agents are supporting our landlords through the Renters’ Rights Act
The Renters’ Rights Act brings important changes for landlords and letting agents in England from 1 May 2026. At Reeds Rains, we help landlords understand what the changes mean in practice, stay compliant and manage their properties with confidence.
Main changes letting agents need to know
- Periodic tenancies: From 1 May 2026, most existing assured shorthold tenancies become assured periodic tenancies, and any new private tenancy agreed on or after that date is periodic from the outset.
- Section 21: Section 21 no-fault evictions end from 1 May 2026, so agents can no longer rely on that route and must make sure landlords use a valid legal ground where possession is required.
- Possession process: Where possession is needed, agents must support landlords through the correct legal process, using the right notice, paperwork and evidence for the relevant ground for possession.
- Rent increases: Rent can usually only be increased once in any 12-month period, with the correct notice and process, so agents need to manage rent reviews carefully and in line with market evidence.
- Rent in advance: Agents must not ask for, encourage or accept rent in advance before the tenancy agreement is signed, and once signed they can usually only request up to 1 month’s rent in advance.
- Pets: Tenants now have the right to ask to keep a pet, so agents need a clear process for handling requests and communicating decisions properly on behalf of landlords.
- Discrimination: Letting agents must not refuse applicants simply because they receive benefits or have children, and must continue to follow fair, lawful and non-discriminatory letting practices.
- Rental bidding: Agents cannot invite, encourage or accept offers above the advertised rent, which means listings, negotiations and applicant communications must all be handled transparently.
- Later-phase reforms: Agents should also be aware that some wider reforms, including the PRS Database, Landlord Ombudsman and Decent Homes Standard for the PRS, are being introduced later rather than as part of the 1 May 2026 changes.
How these changes benefit you, the landlords
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
To stay informed about your rights, check out these related guides
Enhanced Protection against discrimination for Tenants
Renters' Rights Act FAQs
At Reeds Rains, we are committed to helping landlords navigate these changes with confidence.
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Exchange of contracts is the stage when the buyer and seller become legally committed to the sale and the completion date is agreed. Pulling out after exchange can have serious financial and legal consequences, so your conveyancer will confirm that everything is ready before you proceed.
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Allow for more than the purchase price. Typical costs can include your deposit, mortgage and broker fees, a survey, conveyancing, property tax where applicable, searches, insurance and removals. The amounts vary, so ask your mortgage adviser and conveyancer for a tailored estimate before you commit.
Stamp Duty Land Tax is a tax that may be payable when you buy property or land in England or Northern Ireland. The amount depends on the purchase price of the property you are buying, whether you are a first-time buyer and whether you already own another property. Rates and thresholds can change, so check the latest government guidance or ask your conveyancer before budgeting. Find out more about the Stamp Duty Land Tax.
Look at the asking price, recent sold house prices of nearby homes, the property’s condition and local demand. Your local Reeds Rains branch can explain the seller’s position and local market, but the final offer should be one you are comfortable with and can afford.
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In England and Northern Ireland, making or accepting an offer is usually not legally binding until contracts are exchanged. You can still incur costs if the sale does not proceed, and different rules apply in Scotland, so ask your conveyancer when the transaction becomes binding.
There are three main types of survey which are explained in a brochure produced by our sister company, e.surv Chartered Surveyors. The lender you choose may also request you have a survey if they think the property has structural problems.
Government-backed home-buying schemes vary by nation and can change. Options may include shared ownership, First Homes, Lifetime ISAs or local affordable-home schemes, depending on your eligibility and where you are buying.
The Help to Buy Equity Loan scheme in England is closed to new applications. Speak to a mortgage adviser and check the latest government guidance before relying on a scheme.