The Renters' Rights Act 2026,
in plain English.
The biggest reform to private renting in a generation came into force on 1 May 2026. Here's what changed, what it means for landlords, and what we're doing to handle the transition.
Section 21 is gone
No more 'no fault' eviction. Every possession claim now requires a specific statutory Section 8 ground, with its own notice period and evidence requirements.
All new ASTs are periodic
From day one, no fixed initial term. Tenants give two months' notice; landlords use Section 8 grounds. Existing fixed term ASTs transition when their term ends.
Rent reviews via Section 13 only
Annual rent increases go through the statutory Section 13(2) notice route. Tenants can challenge at the First Tier Tribunal, which can set the rent at market level.
Decent Homes Standard applies
Properties must meet the Decent Homes Standard: free from serious hazards, reasonable repair, modern facilities, thermal comfort. Enforced by local authorities.
Ombudsman + Landlord Database mandatory
All landlords must join the new Private Rented Sector Ombudsman and register on the Landlord Database. Penalties for non registration are enforceable by local authorities.
No blanket bans on pets, children or benefits
Blanket refusals are unlawful. Pet requests must be considered reasonably; pet insurance can be required but blanket bans cannot.
What we're doing for you.
- Every new tenancy from 1 May 2026 is drafted using the post Act framework: open ended periodic, Section 13 rent review schedule, Decent Homes compliance check at inventory.
- All managed landlords have been prompted to register with the Private Rented Sector Ombudsman and the Landlord Database. We handle the paperwork for you if you'd rather we did.
- Existing fixed term tenancies are audited individually as they approach their term end. You get a written brief two months before transition explaining what changes for that specific tenancy.
- Quarterly Q&A sessions for managed landlords, held in our Brampton office, with the option to join remotely. Next session details go out by email a month ahead.
- We're tracking case law as it emerges. The Act is substantially new; the courts are still interpreting the mandatory grounds and the rent tribunal process. We'll brief you on anything material as it lands.
We're open for new managed instructions.
If you're self managing and the new regime is making that feel heavier than it's worth, our Fully Managed service (15% + VAT monthly) covers everything end to end, including the Ombudsman and Database registration, Decent Homes audits, and Section 13 rent reviews.
The Renters' Rights Act 2026, answered.
When did Section 21 'no fault' eviction end?
Section 21 of the Housing Act 1988 was abolished on 1 May 2026 under the Renters' Rights Act 2026. From that date, landlords can no longer end an Assured Shorthold Tenancy without giving a specific statutory reason. All possession claims must now use one of the reformed Section 8 grounds.
What is a periodic tenancy under the new regime?
From 1 May 2026, all new Assured Shorthold Tenancies are open ended periodic tenancies from day one. There's no longer a fixed initial term. The tenant can give two months' notice at any time; the landlord can only end the tenancy by using one of the statutory Section 8 grounds for possession.
How do I increase rent under the new Act?
Annual rent increases are now made by Section 13 notice, the formal statutory route. You serve a Section 13(2) notice giving at least two months' notice of the increase, and the new rent must reflect open market levels. Tenants can challenge the increase at the First Tier Tribunal (Property Chamber), which can set the rent at market level if it considers your proposed figure too high.
What are the new grounds for possession?
The Act expands and reforms Section 8 grounds. Key changes: a new mandatory ground for landlords selling the property (Ground 1A, with a 12 month protected period from tenancy start before it can be used), expanded grounds for the landlord or close family moving in (Ground 1), strengthened anti social behaviour grounds, and mandatory grounds for serious rent arrears. Each ground has its own notice period and evidence requirements.
What is the Decent Homes Standard for the private rented sector?
The Renters' Rights Act applies the Decent Homes Standard (previously applicable to social housing) to all privately rented homes. Properties must be free from serious hazards under the Housing Health and Safety Rating System (HHSRS), in a reasonable state of repair, have reasonably modern facilities and services, and provide a reasonable degree of thermal comfort. Enforcement is by local authority.
Can I still refuse pets, children or benefits claimants?
Blanket bans on tenants with children or in receipt of benefits are unlawful under the Renters' Rights Act. Pet requests must now be considered reasonably; landlords can require pet insurance but cannot blanket refuse. Refusal must be on specific reasonable grounds (e.g. property type, tenancy clause, insurance restriction), not a blanket policy.
What's the new Private Rented Sector Ombudsman?
The Act creates a mandatory Ombudsman for the private rented sector, which all landlords must join (whether they use a letting agent or self manage). The Ombudsman handles disputes between tenants and landlords outside the courts, with binding decisions and potential financial awards.
What's the Landlord Database?
A new mandatory database of private landlords and properties, sitting alongside the Ombudsman. Landlords must register themselves and their let properties. Failure to register is enforceable by the local authority, with potential civil penalties.
How is Villager Homes handling the transition?
Every new tenancy we draft from 1 May 2026 uses the post Act framework: open ended periodic tenancy, Decent Homes compliance check at inventory, Ombudsman registration, Landlord Database registration prompt, Section 13 rent review schedule built into the management diary. We write to all managed landlords whenever there's a substantive change to the regime, and we hold quarterly Q&A sessions for landlords with questions.
Do I need to change anything about my existing tenancies?
Existing fixed term ASTs that were running on 1 May 2026 transition to periodic tenancies at the end of their fixed term. Until then, the previous regime applies to the existing tenancy. For managed landlords, we audit each existing tenancy individually as it approaches transition and brief you on what changes (Section 21 no longer available, Section 13 needed for rent reviews, Ombudsman registration, Decent Homes check).
This guide is general information for landlords, not legal advice. For tenancy specific advice (particularly contested possession claims, rent tribunal challenges or formal enforcement action), consult a solicitor or your professional body. Villager Homes is a member of The Property Ombudsman; managed clients have the benefit of independent redress via that route.
See also our full landlord guide · Compliance checklist · Lettings fees
Thinking of switching to managed?
Free in person rental valuation, review of your current tenancy paperwork, and a brief on what needs updating for the new regime.