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Fri 20 March 2026
Countdown to the Renters' Rights Act
As a landlords and letting agents, we’re about to navigate the most significant overhaul of the private rented sector in decades. The Renters’ Rights Act, which received Royal Assent in late 2025, rolls out major reforms beginning 1 May 2026. The Act will impact how you let, manage, and regain possession of your property.
Our letting agents work closely with landlords every day; to help them prepare, protect their investments and to stay compliant.
1. Section 21 – gone!
From 1 May 2026, Section 21 “no‑fault” evictions are abolished. You will only be able to regain possession using Section 8 grounds, such as selling the property, anti‑social behaviour, rent arrears, or moving a family member in.
What this means for you:
This change alone increases the importance of the professional support we offer, especially for ensuring notices are served correctly and legally.
2. No more fixed term tenancies
Under the new Act, all Assured Shorthold Tenancies (ASTs), including existing ones, automatically transition into open ended periodic tenancies from 1 May 2026. There will no longer be fixed tenancy end dates.
Key points for landlords:
While this may feel unsettling, the positive is that well managed periodic tenancies reduce voids and encourage longer‑term occupancy.
3. Rent increases
Rent can only be increased once every 12 months, and only through a formal Section 13 notice with a minimum two month lead time. Tenants will be able to challenge increases above market rate at the First‑tier Tribunal.
This means:
It will pay to be organised with timings and to ensure you have a good understanding of rent levels in your area.
4. Clear pricing & ban on rental bidding
The Act bans accepting offers above the advertised rental price. All adverts must include a single, clear rent figure. This is to encourage transparency and reduces tenant disputes.
5. Updated rules on pets, families & discrimination
The Act meets demands for a fairer Private Rented Sector and the drive for family and pet-friendly homes.
Families and those with pets usually become long term tenants.
6. Mandatory PRS Database & Redress Scheme
Before marketing your property, you will be required to join the new national PRS Database and an approved Redress Scheme.
While this adds another administrative layer, it also demonstrates professionalism and boosts tenant confidence.
7. Written Statement of Terms
Starting 1 May 2026, all landlords must provide tenants with a comprehensive written statement covering:
Existing tenants must receive the government issued information sheet by 31 May 2026. Missing or inaccurate documentation may result in penalties, so accuracy is essential.
If you do not have a written tenancy agreement you cannot use this information sheet. You are required to provide certain written information about key terms of the tenancy instead.
Missing or incorrect documentation may result in costly penalties – it needs to be perfect.
How can RH & RW Clutton support you through these changes
The Renters’ Rights Act represents a major shift in how landlords operate. With preparation, clarity, and the right support, we think you can still thrive in a more transparent and regulated market.
RH & RW Clutton’s Lettings Team is well equipped to handle compliance, rent reviews, pet requests and serving the required notices. Book a call with Sam Benson MARLA - Head of Lettings to find out how we can help you move forward, with confidence.
Government Guide to the Renters Rights Act.
Updated 20th March 2026
Please note: This article is provided for general informational purposes only and should not be interpreted as legal advice. You should seek independent legal guidance tailored to your specific circumstances before acting on any of the information contained here.
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