By Kuldeep S. Clair – Solicitor, KSC Legal and Sterling Lawyers
If you rent out a property — or rent one yourself — you may have noticed that the world shifted slightly on 1 May 2026. The Renters’ Rights Act finally came into force, and with it came the biggest shake-up of housing law in a generation.
As someone who has spent 25+ years advising landlords, tenants, and businesses on property matters, I can say this with confidence: the rules have changed, and they will affect you. Some changes are sensible, some overdue, and some… well, let’s just say they will keep the courts busy for a while.
Below is a clear, practical guide to what has changed — and what you should be doing now to protect your position.
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Section 21 is gone — no-fault evictions are history
Landlords can no longer serve a Section 21 notice and expect a relatively quick possession order. From now on, every eviction must be based on a Section 8 ground, such as wanting to move back in, intending to sell, redevelopment, serious rent arrears, or anti-social behaviour.
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Fixed-term tenancies abolished — everything is periodic now
All new and existing assured shorthold tenancies have automatically converted into rolling periodic tenancies. No more 6-month or 12-month fixed terms.
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Rent increases: one per year, and only via Section 13
Landlords can now increase rent once every 12 months, and only by serving a Section 13 notice with at least two months’ notice. Rent review clauses in tenancy agreements are now effectively redundant.
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One month’s rent in advance — maximum
Landlords cannot ask for more than one month’s rent upfront.
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No more bidding wars
Landlords and agents must not invite or encourage offers above the advertised rent.
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Pets: tenants now have a right to request, and landlords must consider reasonably
Blanket “no pets” clauses are no longer enforceable. Tenants can request permission to keep a pet, and landlords must respond reasonably.
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Anti-discrimination rules strengthened
It is now unlawful to refuse a tenancy because a tenant receives benefits or has children.
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Landlords with existing tenancies have new paperwork obligations
If you have tenants on written agreements created before 1 May 2026, you must provide them with the official Renters’ Rights Act Information Sheet by 31 May 2026. Failure to do so can result in fines of up to £7,000.
What does this mean for you?
For landlords:
You may need advice on updating tenancy agreements, managing rent arrears, preparing for Section 8 possession claims, handling pet requests, and ensuring compliance with the new paperwork requirements.
For tenants:
You now have stronger rights, but also new responsibilities. If you’re facing eviction, a rent increase, or a dispute about the new rules, early advice is crucial.
A final word
Housing law is one of those areas where people often try to muddle through until something goes wrong. The Renters’ Rights Act has changed the landscape, and both landlords and tenants will feel the effects for years to come.
If you need clear, practical advice — whether it’s about possession, rent increases, tenancy agreements, or compliance — I’m here to help. You’ll get direct access to me, not a junior, and I’ll give you straightforward guidance tailored to your situation.
Need advice?
If you’re dealing with a housing issue under the new Act and want senior-level expertise with a practical, human approach, feel free to get in touch.
