New Rental Law Changes: What Landlords And Letting Agents Need To Know And Do Now

Apr 13
3 min read

From 1st May 2026, England’s private rented sector rules change in a big way under the Renters’ Rights Act 2025. This is a practical guide to what is changing in what has been called the biggest change to the PRS ever. It explains what is happening, what is not changing yet and how to prepare without creating unnecessary risk.

What changes on 1st May 2026?

Section 21 ends

From 1st May 2026, Section 21 “no-fault” evictions are abolished. This means that 30th April 2026 is the last day to serve a valid Section 21 notice, and any resulting court proceedings must start by a deadline later in 2026.

What this means in practice: you will rely on Section 8 grounds going forward, so you need clean paperwork, good evidence and consistent processes.

Most ASTs become rolling tenancies

Government guidance explains that existing assured shorthold tenancies move to an assured periodic tenancy model from 1st May 2026. In plain terms, tenancies become rolling and continue until ended properly by either party.

Possession becomes more “grounds-led”

From 1st May, landlords must use possession grounds rather than Section 21. Government and industry guidance says landlords will still be able to regain possession for clear reasons such as selling the property or moving in themselves, but some of these grounds can only be used after a minimum period of the tenancy has passed and they require specific notice periods and evidence.

Rent process changes

Expect tighter controls around how rent is increased and paid:

If you used a rent review clause, increases may need to take effect before 1st May 2026 to be valid under that clause, depending on the tenancy and notice timing.
For increases from 1st May onwards, the main route becomes Section 13 for periodic tenancies, with tenant challenge routes unchanged in principle but the timing and process matter more.
The Act also affects how far landlords and agents can go in requesting or accepting rent in advance in new tenancies.

A new “Information Sheet” becomes part of the process

Government has published an official Renters’ Rights Act Information Sheet 2026 for tenants explaining how the new rules affect them. Landlords and agents will need to build this into onboarding and communications.

What does NOT change on 1st May 2026

Some obligations and new enforcement structures phase in later. The Private Rented Sector Database and Landlord Ombudsman will come later in 2026, and other measures (such as Decent Homes Standard and Awaab’s Law in the PRS) will come at dates still to be confirmed.

NRLA guidance also notes that for existing tenancies, some new duties (such as serving certain prescribed written information) may not apply immediately in the same way as the headline tenancy reforms.

What landlords should do now?

1) Audit your tenancy paperwork

List every tenancy, its start date, fixed term end date, deposit scheme and current rent clause
Check prescribed information, gas safety records, EICR status, EPC, and licensing position are all in order
Make sure you can show evidence of rent schedules, arrears, complaints and repairs for each property
When Section 21 disappears, evidence and process become your safety net.

2) Refresh your possession strategy

Work with your agent or solicitor to map which Section 8 grounds you might need and what evidence each requires (for example, rent arrears records, sale intention evidence or moving-in plans). This is not about evicting tenants. It is about being prepared if things go wrong.

3) Tighten arrears management

Move to a consistent arrears chase timeline
Keep all comms in writing where possible
Offer realistic repayment plans early
Escalate to advice promptly where arrears become persistent

Courts tend to punish messy record-keeping more than tough conversations.

4) Rebuild your rent increase process

If you plan any increase, consider the new rules when planning timing and when to send the notice
Use comparables with similar properties in the same area and keep them on file
Communicate clearly and early, and avoid informal “WhatsApp agreements” for rent changes