Renters’ Rights Act (from 1 May 2026)
From 1 May 2026, the Renters’ Rights Act starts bringing major changes to England’s private rented sector (PRS).
Below is a simple summary of the first changes from 1 May 2026, and what they mean for landlords.
From 1 May 2026: key compliance changes
- End of Section 21: only use the valid legal possession grounds.
- Periodic tenancies: ensure your agreements, processes and staff training reflect rolling tenancies.
- Rent increases once per year: apply the correct process and keep evidence to support the level of increase.
- No rental bidding: do not invite or accept offers above the advertised rent.
- Rent in advance capped at one month: update move‑in payment expectations and affordability checks.
- No discrimination: remove “No DSS” / “No children” and ensure applicant selection is compliant and documented.
- Pets: adopt a fair, written process to consider requests and respond reasonably.
Preparation checklist: review tenancy templates and notice letters; confirm your compliance documents are up to date (e.g., safety certificates and prescribed information), update advert wording, brief staff/agents, and keep a clear audit trail of inspections, repairs and tenant communications.
Renters’ Rights Act – Landlord guide (from 1 May 2026)
What’s expected next (late 2026 onwards)
- Updated possession grounds designed to be fairer for tenants and landlords.
- Private Rented Sector (PRS) Ombudsman to help resolve complaints without going to court.
- PRS Database to help landlords understand and demonstrate legal compliance, and to give tenants clearer information when entering a tenancy.
- Decent Homes Standard proposed to apply to the PRS.
- Awaab’s Law extended into the PRS.
- Stronger local authority enforcement against non‑compliance.
- Stronger Rent Repayment Orders, including higher maximum penalties and tougher action for repeat offenders.
Read more: One month to go: know your rights before the Renters’ Rights Act kicks in – MHCLG in the Media
Private landlords – Get on top of the renting changes. New rights and responsibilities for landlords in England.
Landlords: Ways to get ready
- Read the rules and sign up for government alerts/updates.
- Get vital paperwork in order – The Renters’ Rights Act Information Sheet 2026 – this sheet needs to be given to all your existing tenants, whose tenancies are in writing.
- Update your rent‑increase process (once per year only).
- Check your adverts and marketing comply (no bidding; no discriminatory wording; one clear rent).
- Keep a clear trail of due diligence (inspections, repairs, communications and certificates).
Landlords: here are 6 ways to get yourself ready for new renters’ rights – MHCLG in the Media
What is Awaab’s Law?
Awaab’s Law currently applies in social housing and is expected to be extended into the PRS under the Renters’ Rights Act. In practice, it means landlords must act quickly when serious hazards are reported (for example, damp and mould). This includes investigating issues, starting repairs without delay, keeping clear records, and using suitably qualified professionals where appropriate. Where a home is unsafe, landlords may also need to consider temporary or alternative accommodation.
Awaab’s Law is expected to take effect across 2026–2027. More information:
