Landlords, Ready or Not: The Renters’ Rights Act Is Coming

The UK rental market is on the brink of a monumental shift. With the Renters’ Rights Act set to take effect on 1 May 2026, landlords face a radically reformed landscape. From the end of fixed-term tenancies to new tenant protections and limits on rent increases, the changes are wide-reaching — and fast approaching.

Major Reforms Arriving on 1 May 2026

The Renters’ Rights Act is one of the most significant legislative shake-ups in the private rental sector’s history. Here’s what landlords need to be aware of:

Fixed-term tenancies will be abolished, replaced with rolling (periodic) tenancies. Both tenant and landlord will need to give two months’ notice to end an agreement.
No-fault evictions (Section 21) will be scrapped, with new possession grounds introduced. Most landlords — 75% according to recent data — are not yet prepared for this landmark change.
Rent increases will be restricted to once per year, in line with market rates.
Bidding wars will be banned, ensuring tenants cannot be asked to offer more than the advertised rent.
Discrimination based on pets, children, or benefits will be prohibited, offering more robust protections to renters.

These reforms apply to most private rented properties in England, excluding HMOs where tenants share with their landlord or company lets.

A Market on the Move: Spring Lettings Surge

January 2026 data shows tenant demand rising sharply, up 8% month-on-month, with properties letting in as little as 12 days when marketed professionally. February positions landlords for the strongest letting season between March and May.

However, this early momentum contrasts with a broader cooling trend. Demand outside London is down 20% year-on-year, as first-time buyers return and net migration falls. Despite this, the UK’s living sector remains resilient.

Rent Growth Slowing but Still Positive

Average advertised rents increased by 2% in 2025, and 2026 is forecast for 2–2.5% growth. Softening demand, improving supply, and affordability pressures — including shrinking wage growth projected below 3% — will likely cap rent inflation further.

What Landlords Should Do Now

With less than three months before the Renters’ Rights Act comes into force, time is of the essence. Here’s how to prepare:

Review tenancy agreements: Transitioning to rolling tenancies will require updated contracts and communication with tenants.
Understand the new eviction rules: Get to grips with the revised possession grounds and prepare for the end of Section 21.
Adjust rent review processes: Ensure you only increase rents annually and justify changes with market data.
Revise letting strategies: Avoid bidding wars, and be mindful of non-discrimination rules.
Seek legal advice or engage a managing agent: Navigating these changes may require professional support.

In Summary

The Renters’ Rights Act marks a new era for renting in England. For landlords, the message is clear: act early, understand the new rules, and adapt. As the spring lettings market heats up, those who prepare now will be best placed to attract stable, long-term tenants in a changing legal and economic environment.

Stay informed — and stay ahead.