THE RENTERS’ RIGHTS ACT 2026: WHAT LANDLORDS NEED TO KNOW

The Renters’ Rights Act came into force on 1 May 2026, introducing some of the biggest changes to England’s private rental sector in decades.

For landlords, the new rules change how tenancies are structured, how possession can be regained and how rents are increased.

So, what are the key changes landlords need to know?

Fixed-Term ASTs Have Ended

Traditional fixed-term Assured Shorthold Tenancies (ASTs) have been replaced by periodic tenancies. Tenants can remain in the property until they choose to leave or the landlord has a valid legal ground for possession.

Section 21 Has Been Abolished

Landlords can no longer use Section 21 “no-fault” evictions. Instead, possession must be sought using the appropriate Section 8 grounds, which can include:

  • Serious rent arrears

  • Anti-social behaviour

  • The landlord wishing to sell

  • The landlord or qualifying family members moving into the property

Good tenancy records and documentation are therefore more important than ever.

Rent Increases

Landlords can still increase rents to reflect market conditions, but increases are more regulated and generally limited to once per year using the statutory process.

Tenants can also challenge an increase if they believe it is above the current market rent.

Pets and Property Standards

Tenants now have stronger rights to request permission to keep a pet, with landlords required to consider requests reasonably.

There is also an increasing focus on property standards, maintenance and landlord compliance, making it important to keep gas, electrical, fire safety, licensing and tenancy records up to date.

What Does This Mean for Landlords?

The Renters’ Rights Act does not mean landlords should be leaving the rental market, but professional property management and good record keeping are becoming increasingly important.

At M Estates London, we work with landlords across South East London, providing a hands-off approach to property management while taking care of the day-to-day management, maintenance and compliance of their properties.

If you’re a landlord looking for a more hands-off approach to your rental property, get in touch with M Estates London to discuss how we can help.

James Mallows