The Renters’ Rights Act is a piece of legislation designed to deliver “long overdue” reforms to the Private Rented Sector (PRS). Its primary goal is to give tenants more security to stay in their homes and more freedom to leave substandard properties.
The Government believes this is necessary because: “While the majority of landlords provide a good service, the Private Rented Sector currently provides the least affordable, poorest quality and most insecure housing of all tenures.”
Key Changes Under the Renters’ Rights Act
From 1 May 2026, the following measures will begin to reshape the rental landscape:
- Abolish Section 21 evictions – Landlords will no longer be able to serve “no-fault” eviction notices to regain possession of their properties.
- Expand Section 8 grounds – The Government is adding and updating both mandatory and discretionary grounds due to the abolition of Section 21.
- Abolish fixed-term assured shorthold tenancies (ASTs) – As a result of this, all tenancies will become rolling, periodic contracts.
- Limit rent increases – The shift to periodic tenancies means Section 13 notices will be the only way for landlords to raise the rent; these can only be served once per year.
- Ban rental bidding wars – Landlords and agents can’t accept offers above the advertised price.
- Prohibit discrimination – Landlords can’t refuse tenants on benefits or with children.
- Allow renting with pets – Landlords can’t unreasonably refuse pets.
Key dates:
30 April 2026 → Last date to serve Section 21 notices.
31 July 2026 → Last date for possession claims based on Section 21
From late 2026 to 2028:
- Create a private rented sector database – Designed to compile information about landlords and properties and provide visibility on compliance.
- Introduce a landlord ombudsman – This will help resolve disputes between landlords and tenants impartially.
Longer-term standards:
- Apply the Decent Homes Standard – All rental properties must meet minimum quality standards. (likely between 2035-2037)
- Minimum EPC C Rating – All privately rented properties in England and Wales will need to achieve EPC Band C or above unless exempt. (Anticipated by 2030)
What This Means for Landlords
These changes bring new responsibilities but also new opportunities to stand out as a professional, compliant landlord. Failure to comply could result in penalties, loss of possession rights, and reputational damage. However, with expert support, you can navigate these reforms confidently.
How We Help
At Spire Solicitors, we pride ourselves on delivering exceptional client service. Our team will:
- Guide you through compliance with clear, practical advice.
- Update tenancy agreements and processes to meet new legal standards.
- Advise on and prepare s.8 notices under the new rules.
- Deal with Court proceedings for possession.
We combine legal expertise, market insight, and personalised support to make this transition seamless.
