Renters' Right Act changes landlords must act on from 1st May

Two weeks ago, we covered the headlining change coming to the private rental sector (PRS): the removal of Section 21 ‘no-fault’ evictions from law. 

There are other key changes to understand. These will also significantly affect how landlords conduct their business from May 1st 2026. 

This article will give you detailed answers to common questions about the upcoming changes.

If you’d like a refresher on eviction reforms, you can read our previous article here. 

What does the fixed-term tenancy ban means for landlords and tenants?

All Assured Shorthold Tenancies (ASTs) will automatically change from fixed-term contracts to rolling contracts with no end dates, without any change to existing paperwork – any clauses that conflict with the new legislation would simply be unenforceable. 

Existing tenancies

Instead of re-issuing a new agreement, landlords must instead provide tenants on existing tenancies with The Ministry of Housing, Communities and Local Government’s official information sheet found here: The Renters’ Rights Act Information Sheet 2026. Landlords will have until 31st May 2026 to do this.

Consequences for compliance failures

Failing to provide the Information Sheet within the required timeframe may constitute an offence, carrying a penalty of up to £7,000 for an initial breach. Continued non-compliance after a penalty has been issued may result in a further offence, with fines of up to £40,000.

New tenancies

By contrast, newly issued tenancy agreements will need wholesale wording changes to be legally compliant.

These new ‘Assured Periodic Tenancy’ contracts will indefinitely renew on a monthly basis, until a tenant decides to leave a rented property. In that event, a tenant will have to give at least two months’ notice in writing, and their tenancies will end on or just before their final rent payment day.

Tenant protections and regaining access to your property

Renters who sign a tenancy agreement will be protected for 12 months, meaning that a landlord looking to move back into or remarket their property will not be able to, unless the tenant breaches the terms of the contract. 

If a landlord wants to sell a property or move into the rental property, these alone are no longer strong enough reasons for them to require a tenant to leave within the first 12 months, in the majority of cases.

Pet rules are changing

From 1st May 2026, tenants will have the right to request a pet, they must do so in writing and the request must include a description of the pet. If this is not provided landlords are not required to give consent.

However, landlords cannot unreasonably refuse a request for a tenant to have a pet in their property; if they do refuse, they must explain why in writing within 28 days of receiving the request.

The Renters’ Rights Act removes landlords’ ability to require that tenants take out insurance to cover any damages caused by their pets.

For landlords, this policy has significantly increased the risk of accepting tenants with pets, since they will have to pay the price for any damage they may cause.

Can rent still be increased with a rent review clause?

Rent review clauses can no longer be used for new rent increases after 1st May 2026, and landlords must use the Section 13 process, which means no more than one increase per year with at least two months’ written notice.

Will landlords still be able to accept offers above the advertised rent?

Landlords are expected to provide a clear figure when advertising rent and must not accept offers above that amount. This is intended to improve transparency for tenants and prevent competitive bidding from pushing rents higher.

What are the new rules about renting to students?

Landlords may still be able to evict and replace students in HMOs (House of Multiple Occupancy) using possession Ground 4A, but there are conditions for its usage.

Ground 4A can only be used if they give 4 months’ notice, ending between 1st June and 30th September. In addition, this is only applicable where prior written notice has been given.

All tenants in a student HMO must also be officially recognised as studying full-time. 

Students in Purpose-Built Student Accommodation (PBSA) will be unaffected by the upcoming changes, as they sign licencing agreements with university or college management companies, rather than tenancy agreements with landlords.

What should landlords be doing now?

With the new rules coming into force imminently, this is the point to ensure you understand how they will apply in practice and that your approach is aligned, if you haven’t already. 

1.    If you have tenants in the PRS
Review your tenancy agreements and ensure you’re ready to provide the required written information where needed. Read more here.

2.    If you have upcoming rent reviews or renewals
Double check your approach aligns with the new rules, including limits on rent increases and notice periods.

3.    If you’re managing properties yourself or through an agent
Make sure you are prepared for periodic tenancies and have processes in place for handling possession and tenant requests.

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