Apr 21, 2026
For private rented homes in England, the main tenancy reforms come into force on 1 May 2026. These changes represent one of the most significant reforms to the private rented sector in many years, so early preparation will be important.
Our role is to help landlords stay informed, stay compliant and continue to let well-managed, well-performing homes with confidence. The government has also confirmed that later phases are expected to introduce the new Private Rented Sector Database and Landlord Ombudsman from late 2026, with wider property standards reforms, including Awaab’s Law and the Decent Homes Standard for the private rented sector, to follow after consultation.
Section 21 ‘no fault’ notices will end. From 1 May 2026, landlords will only be able to seek possession using the Section 8 route, relying on one or more statutory grounds for possession.
Most new and existing assured and assured shorthold tenancies in the private rented sector will become assured periodic tenancies. In practical terms, tenancies will continue until the tenant gives notice or the landlord regains possession using a valid legal ground. Tenants will generally need to give two months’ notice, and that notice must end on a rent day or the day before, unless a shorter notice period has been agreed in writing. Existing written tenancy agreements do not need to be re-issued purely because of this change.
Landlords will still be able to recover possession where there is a valid legal reason, including serious rent arrears, anti-social behaviour, sale of the property, or where the landlord or certain family members need to move in. However, the sale and moving-in grounds cannot be used to require possession within the first 12 months of a tenancy. Where possession action is necessary, Wilkinson Grant & Co will help collate the supporting evidence and, where appropriate, work alongside specialist solicitors to protect our landlords’ position and ensure the correct process is followed.
Rent review clauses can no longer be used for rent increases. Instead, rent increases must follow the statutory Section 13 process, using the prescribed notice, with at least two months’ notice to the tenant. In most cases, rent can only be increased once in any 12-month period and must reflect the open market rent. Tenants will be able to challenge a proposed increase through the First-tier Tribunal.
Tenants will also have the right to request permission to keep a pet. Landlords must consider each request on its own merits, respond in writing within the statutory timescale, and give a valid reason if refusing.
It will be unlawful to treat applicants less favourably because they have children or receive benefits. Landlords and agents must not refuse viewings, withhold properties or reject an applicant on that basis alone. Affordability assessments can still be used, but they must be applied consistently to all applicants and must take all lawful sources of income, including benefits, into account. Any requirement for a guarantor must also be applied lawfully and consistently, not simply because an applicant receives benefits.
For most existing tenancies where there is already a written record of the tenancy terms, the official Renters’ Rights Act Information Sheet 2026 must be given to each named tenant by 31 May 2026. It must be the exact government PDF, provided either as an attachment or in hard copy. Where there is no written record of the tenancy, different written information requirements apply instead. For managed properties, Wilkinson Grant & Co will assist with this process to help ensure compliance.
Rental bidding will be banned. Landlords and agents must advertise a clear asking rent and cannot ask for, encourage or accept a higher figure. In most cases, no more than one month’s rent can be requested in advance, and rent cannot be requested before the tenancy agreement has been signed.
Local authorities have already had stronger investigatory powers since 27 December 2025. Under the new regime, councils also have wider enforcement powers and can impose significant penalties for non-compliance.
If you would like to discuss how these changes may affect your property or portfolio, or would like guidance on rent and legal protection options, please speak to Sara, our Head of Lettings, or a member of our lettings team.
We are here to help you navigate the changes with clear advice, practical support and proactive management.
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