Renter’s Rights Act – Are you ready for the Implementation Date on 1 May 2026?

10 Key Points for Landlords

1. The End of Fixed-Term Tenancies

From 1 May 2026, all residential tenancies will automatically become Assured Period Tenancies or APT’s. This means that Assured Shorthold Tenancies (AST’s) will no longer exist.

The key difference between an APT and an AST is that a periodic tenancy is for an indefinite period of time. It will continue on a rolling basis until either the Landlord serves a Section 8 Notice (if it satisfies one of the grounds) or the Tenant serves a Notice to Quit, to bring the tenancy to an end. In contrast, an AST would always be for a fixed period (often 12 months) which could be renewed at the agreement of both parties.

2. New Written Statement

From 1 May 2026, the RRA will require Landlords to provide all Tenants with a written statement providing core written information regarding their periodic tenancy. This information can be included within the tenancy agreement itself or as a standalone document. The Ministry of Housing, Communities and Local Government (MHCLG) has provided guidance as to what should be included.

For existing tenancies in place before 1 May 2026, a standardised information sheet may be used instead. This must be given to all existing tenants by no later than 31 May 2026. Publication is expected shortly, in March 2026.

3. Abolishment of Section 21 Notices

Under existing legislation, Landlords are still presently able to serve a Section 21 Notice. This is a no-fault notice, and the Landlord does not need to give any reason or rely on any grounds to ask the tenant to leave. From 1 May 2026 however, Section 21 Notices shall be abolished.

The last day to serve a valid Section 21 Notice will be 30 April 2026 (though this may be earlier depending on the method of service).

4. Wider Section 8 Grounds and Increased Notice Periods

From 1 May 2026 Landlords will only be able to serve a Section 8 Notice if they wish to recover possession of their property. Unlike Section 21 Notices, a Section 8 Notice can only be used in specific circumstances, otherwise known as satisfying one of the ‘Grounds’ set out in the Housing Act 1988.

The RRA widens the Grounds which can be relied upon, whilst preserving the right to recover possession in the case of rent arrears, albeit many of the notice periods for the Grounds have been extended.

A full list of the grounds can be found here, but the main provisions we anticipate being relied upon are as follows: 

To serve a valid Section 8 Notice, a Landlord or its agent must have registered any deposit taken and provided the prescribed information set out by the relevant deposit protection scheme.

5. New Procedure for Rent Increases

Rent increases will only be permitted once in every 12 months. Any existing rent increase clauses will become null and void from 1 May 2026.

After 1 May 2026, to propose a rent increase, Landlords will need to use a prescribed form (Form 4a) issued by the Government and follow the procedure set out in Section 13 of the Housing Act 1988. No other method shall be permitted. 

A Landlord proposing a rent increase must give the Tenant at least 2 months’ notice.  The Notice must expire at the end of a rent period. 

Upon receipt of a rent increase proposal, Tenants will have the option of either agreeing to the proposed rent increase or challenging the increased rent proposal by referring the proposed increase to the First Tier Tribunal (FTT) for assessment. The Tribunal can determine the level of rent to be paid, but this will never exceed the market rate of rent. 

6. Pets

The RRA provides Tenants with strengthened rights to request consent from their Landlord to keep pets within the property. A Landlord cannot unreasonably refuse a request unless they have a good reason, and there are limited circumstances which would justify a refusal, such as the owner being allergic, or being prohibited by a restriction in the property title, such as by a superior lease. 

It is important to note that a Landlord cannot charge a Tenant a higher rent for having a pet, nor take a greater deposit.  We do, however, advise that Landlords explore pet protection cover with their insurer. 

7. No Rental Discrimination

From 1 May 2026 the RRA makes it illegal to discriminate against Tenants who are in receipt of benefits or families with children. In effect, we should no longer see properties advertised marked ‘No DSS’ or ‘No Children’. Landlords should exercise caution not to indirectly discriminate. Prospective Tenants in receipt of benefits should be treated the same as those who are not in receipt of benefits, with the determining factor being an affordability check rather than employment. This means that Landlords should include the value of any benefits received as part of the prospective Tenant’s income. Tenants who wish to have children reside with them at the property cannot be discriminated against. Legitimate reasons for refusing children may include the property not being suitable for the number of proposed occupants, which would lead to overcrowding, or the dwelling being designated for a specific use, i.e. a retirement complex or over 50’s.

8. New Rules Around Marketing

From 1 May 2026, Landlords and/or their agents will need to specify the proposed rent in writing. The RRA includes various provisions to ensure that both the marketing and the rate of rent are fair and reasonable. Landlords, and/or their agents, should therefore keep records to demonstrate why the rate or rent specified is believed to be the market rate. In addition, there will be timing restrictions if a Landlord has sought possession on certain Housing Act Grounds. This includes marketing or reletting the property if the Landlord has relied on Ground 1 or 1A by stating that they were selling the property or required the property for either themselves or an immediate family member to move into as their home. The restricted period in these circumstances is at least 12 months.

9. Ban on Rental Bidding

From 1 May 2026, the RRA introduces new rules which ban rental bidding. Landlords, or their agents, cannot invite or encourage rental bids above the advertised market rate of rent stipulated.

10. Prohibited Payments

From 1 May 2026, rent periods for the new periodic tenancies can be for no longer than 1 month at a time. Landlords will be able to accept rent on a weekly, fortnightly or monthly basis, but cannot demand more than one month’s rent in advance.

It is also very important to note that Landlords cannot accept rent before a tenancy has been formally entered into. To do so will amount to a prohibited pre-tenancy payment.

Only once the agreement is signed can a Landlord or its agent request a maximum of one calendar month’s rent.

Any existing clauses in tenancy agreements which require rent to be paid in advance will become null and void and unenforceable.

If a Tenant chooses to pay rent in advance voluntarily, i.e. 6 months in advance, a Landlord can accept this payment once the tenancy has begun, but cannot demand or imply to a Tenant that such payment is obligatory.

Penalties for Non-Compliance

The RRA has introduced civil penalties. Failure to comply could lead to penalties of up to £7,000 for a first breach or up to £40,000 for repeated or continuing breaches.

Further Changes on the Horizon

• New Private Rented Sector Database: The RRA states that all Landlords will be legally obliged to register both themselves and their properties on The Private Rented Sector (PRS) Database. Further details are awaited as to what information and documents will need to be registered and filed, though it is expected that the Database will not be live until late 2026 or 2027.
• New Landlord Ombudsman Service: A new Ombudsman service is going to be introduced, although this is not expected to be rolled out until after the introduction of the PRS Database. Currently, the indication is that it may be 2028 before Landlords must register.  All Landlords, even if they have an agent acting on their behalf, who market or rent a property will be obliged to register and pay the annual membership fee. The Ombudsman or Landlord Redress Scheme as it may be known, will offer a dispute resolution service to resolve complaints between Landlord and Tenant. The decision of the Ombudsman will be binding and penalties will be imposed for those who fail to register or comply with a decision of the Ombudsman.

How We Can Help

Our specialist property litigation team is available to assist with all landlord and tenant matters arising from the 2026 reforms.  Please contact: 

• Nicola Mitchell-Rodd, Senior Associate 
• Rupert Knell, Solicitor
• Ben Jones, Partner and Head of Commercial and Property Litigation 

Telephone: 01258 459361

Email: blandford@blanchardsbailey.co.uk

Locations: Blandford, Dorchester, Weymouth 

Web: visit the Property Disputes page on our website for more information about our service.