The UK private rented sector is currently undergoing its most significant transformation since the late 1980s. While the Renters’ Rights Act was debated extensively throughout last year, we have now reached the critical implementation phase. As of May 1, 2026, the “Commencement Date” marks a total shift in how properties are let and managed across England. This is not merely a set of small adjustments; it is a sector-wide reset that moves away from the traditional Assured Shorthold Tenancy (AST) model toward a more fluid, “periodic” system designed to provide tenants with greater security, fair practice, and protection.
The End of the Fixed Term and Section 21
Perhaps the most fundamental change is the total abolition of fixed-term tenancies. From May 1st, all new and existing tenancies will automatically move to a rolling monthly periodic structure, meaning the concept of a “six-month” or “one-year” certain term has effectively vanished. Alongside this, the controversial Section 21 “no-fault” eviction has been retired. Landlords who wish to regain possession of their property must now serve a Section 8 notice and prove a specific legal ground to a court. While new grounds have been introduced, such as the intent to sell the property or move a family member in. These cannot be used during the first 12 months of a tenancy and, in most cases, now require a four-month notice period.
Managing Rents and New Tenant Protections
The way landlords manage rent increases and tenant applications has been overhauled to ensure greater transparency and financial fairness. Under the new regime, contractual rent review clauses are no longer enforceable. Instead, any rent increase must follow the formal Section 13 procedure, which can only be initiated once per year and requires at least two months’ notice. Furthermore, tenants now have the right to challenge an unfair increase. To further protect tenants from large upfront demands, upfront rent is now capped at a maximum of one month’s rent.
Inclusion, Lifestyle, and Compliance Deadlines
The Act has introduced strict anti-discrimination measures, making it explicitly illegal to have blanket bans on tenants with children or those receiving benefits. Landlords must also navigate the new “Right to Request a Pet” rules; while you can still refuse a request, you must provide a “reasonable” justification and cannot issue a flat rejection without cause. As we approach the summer, several administrative hurdles require immediate attention to avoid non-compliance. While you do not necessarily need to sign new contracts with existing tenants, you are legally obligated to provide every tenant with an official Government Information Sheet by May 31, 2026. Additionally, for those who served a Section 21 notice just before the April 30th cutoff, you must initiate court proceedings by July 31, 2026, or the notice will expire.
How Marshall Property Can Help
The biggest rent reform in a generation is here—don’t navigate it alone! We are here to help both landlords and tenants stay ahead of these changes:
- For Landlords: We ensure full legal compliance with the new legislation, manage the transition to the periodic system, and handle all rent reviews and documentation to protect your investment.
- For Tenants: We help you understand your new rights, provide support with rent challenges, and help you find secure, compliant homes with trusted professionals.
Looking toward the future, we also anticipate the full rollout of the Private Rented Sector Database and the new Landlord Ombudsman later this year to further professionalize the sector. Get in touch with Marshall Property today to stay compliant and protected!