The Renters’ Rights Act (RRA), heralded as the most significant reform to the private rented sector in decades, is set to come into force on 1 May 2026. Landlords and letting agents now have just one month to prepare for the initial phase of this legislation, which introduces fundamental changes to tenancy agreements and eviction processes.

Key changes from 1 May 2026

The first phase of the RRA will abolish Section 21 ‘no-fault’ evictions, a long-standing mechanism that allowed landlords to regain possession of their properties without providing a reason. Although notices served before 1 May will remain valid, landlords must initiate court proceedings by 31 July 2026 to enforce these.

In addition, fixed-term assured shorthold tenancies will be replaced by assured periodic contracts. These new arrangements allow tenants to remain in the property indefinitely, provided they comply with the terms of the tenancy, while retaining the right to terminate with two months’ notice.

New statutory grounds for possession will be introduced, requiring landlords to rely on specific, defined circumstances such as serious rent arrears, plans to sell the property, or intentions for the landlord or a close family member to move in.

Transitional provisions and tenant protections

Student accommodation landlords will benefit from a transitional provision allowing possession to be regained under Ground 4A with two months’ notice between 1 May and 30 July 2026. This aligns possession rights with the academic calendar, providing clarity for both landlords and tenants in this sector.

The Act also limits rent increases to once per year and prohibits bidding for tenancies, measures designed to enhance tenant security and affordability. Protections against discrimination will be extended, further strengthening tenants’ rights.

Enhanced enforcement powers for local authorities

Local authorities will gain broader powers to enforce compliance with the RRA. They will be able to investigate breaches and impose financial penalties on landlords or agents who fail to meet their legal obligations. This marks a significant shift towards stricter regulation and oversight within the private rented sector.

Moreover, landlords and agents must provide all named tenants with the government’s ‘Renters’ Rights Act Information Sheet 2026’ by 31 May 2026. This document must be delivered physically or electronically but cannot be supplied via a web link alone.

Industry readiness and support

Propertymark’s chief executive, Nathan Emerson, emphasised the importance of compliance, warning that failure to meet the new requirements could result in substantial financial penalties. He highlighted Propertymark’s ongoing support for its members through online resources, guidance documents, webinars, and engagement with government to facilitate a smooth transition.

Tom Goodman, managing director of Goodlord Group, described the approach of the RRA as “hurtling towards us at warp speed” and urged agents to use the remaining month to finalise operational updates. He advised agents to compile clear, up-to-date action lists, including the mandatory distribution of the government’s information leaflet, to ensure no requirements are overlooked.

Goodman also stressed the need for teams to be fully briefed on the new rules to handle the anticipated increase in tenant enquiries once the legislation takes effect. He encouraged agents not to panic but to view the changes as a challenge the industry can overcome, emerging stronger as a result.

What this means for landlords

Landlords must prepare for a fundamental shift in how tenancies are managed and ended. The abolition of no-fault evictions means landlords will need to rely on specific grounds to regain possession, requiring careful documentation and adherence to new legal processes.

They should also be aware of the new limits on rent increases and the prohibition of bidding, which may affect rental income strategies. Compliance with the requirement to provide the government information sheet to tenants is essential to avoid penalties.

With local authorities empowered to enforce the Act more rigorously, landlords must ensure their practices align fully with the new legislation to mitigate the risk of fines and legal challenges.

Source: Based on reporting from Property118

TLA Training Academy

The Landlord Association has launched its new Training Academy for UK landlords, providing structured guidance, compliance education, and practical knowledge to support landlords at every stage. Members can now complete the programme and become TLA Certified Landlords at no additional cost as part of their membership.

Landlords can explore the Academy here: https://landlordassociation.org.uk/tla-academy/

Those looking to join and access the full training and certification can register here: https://landlordassociation.org.uk/landlord-association-membership-uk/

TLA update

The Landlord Association is currently onboarding new service providers into its Trusted Partner Hub, a new initiative designed to support landlords, tenants, letting agents, and property managers with vetted, high-quality services. As one of the fastest growing landlord associations in the UK, TLA offers partners direct access to an engaged and active member base at the point of need. Service providers across legal, maintenance, insurance, finance, mortgages, tenant screening, and property services can register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/