Renters' Rights Act 2026: A Guide for Landlords
What landlords need to know about the changes to private renting in England
If you're a landlord in Market Harborough or the surrounding areas, understanding these changes is important to make sure your tenancy arrangements and management processes remain compliant.The Renters' Rights Act 2025 has introduced significant changes to the private rented sector in England. The main tenancy reforms came into effect on 1 May 2026, changing the way landlords manage tenancies, rent increases, possession, pets and the letting of properties.
If you're a landlord, understanding the new rules is important — not only to remain compliant, but to make sure your tenancy agreements, processes and communication with tenants are all up to date.
This guide provides a straightforward overview of some of the key changes.
What has changed?
Assured periodic tenancies
From 1 May 2026, most existing assured shorthold tenancies automatically became assured periodic tenancies.
New private tenancies agreed from 1 May 2026 are also generally assured periodic tenancies rather than fixed-term tenancies.
An assured periodic tenancy continues on a rolling basis, usually with rent paid weekly or monthly, rather than having a fixed end date.
For landlords, this means it's important to understand how the new tenancy arrangements work and how they affect your responsibilities when managing a property.
Section 21 has ended
One of the biggest changes is the end of the Section 21 'no fault' possession process.
From 1 May 2026, landlords cannot use Section 21 to recover possession of a property. Instead, landlords need to rely on one of the legal grounds for possession and follow the correct process.
There are different grounds depending on the circumstances, including situations where a landlord needs to sell or move into the property, rent arrears or antisocial behaviour.
The notice requirements and rules vary depending on the ground being used, so landlords should make sure they understand the specific requirements before taking action.
Changes to rent increases
Rent increases are now subject to new rules.
For assured periodic tenancies, landlords can generally increase the rent once a year, and not during the first year of a new tenancy. The landlord must use the prescribed process and give at least two months' notice. Tenants can challenge a proposed increase if they believe it is above the market rent.
If you're a landlord, it's important to make sure any rent increase is handled correctly and that the appropriate notice is used.
New rules around pets
Tenants now have a new right to request permission to keep a pet.
Landlords must consider a tenant's request and cannot simply refuse it without considering the circumstances. There are specific rules around how requests should be handled and when a refusal may be permitted.
Landlords should therefore make sure their tenancy processes and communications reflect the new requirements.
Rental bidding
The Renters' Rights Act also introduced new rules around rental bidding.
When a property is advertised in writing, the landlord or letting agent must include a specific asking rent. They cannot encourage or accept offers above the advertised rent.
This applies to written property advertising, including online adverts and other forms of digital communication.
For landlords and agents, this means advertised rents need to be clear and the letting process needs to be handled carefully.
Changes around discrimination
The new rules also provide greater protection for prospective tenants with children or who receive benefits.
Landlords and letting agents cannot discriminate against someone because they have children or receive benefits. This includes preventing someone from accessing a property, viewing it or entering into a tenancy agreement for those reasons.
This does not mean landlords cannot carry out affordability checks. Income can still be considered when assessing whether the rent is affordable, but income from benefits should be treated appropriately and consistently alongside other forms of income.
Written information for tenants
The new rules also introduced requirements around providing tenants with written information about key terms of their tenancy.
For new tenancies created on or after 1 May 2026, landlords must provide certain information about the tenancy before the tenancy is agreed. This information can be included within a written tenancy agreement.
For many existing written tenancies, landlords were required to provide tenants with the government's Renters' Rights Act Information Sheet 2026 by 31 May 2026.
What does this mean for landlords?
The changes mean that managing a rental property involves more than simply collecting rent and dealing with repairs.
Landlords need to stay on top of:
tenancy documentation
rent increases
possession procedures
tenant communication
property advertising
tenant requests, including requests for pets
affordability and referencing
compliance and safety requirements
changes to legislation and guidance
For landlords who manage their own properties, keeping up with these changes can feel like a lot to stay on top of.
A simple landlord checklist
If you are renting out a property, it's worth checking that:
✓ Your tenancy arrangements reflect the current rules
✓ You understand how assured periodic tenancies work
✓ You know which possession grounds may apply to your circumstances
✓ You are following the correct process when increasing rent
✓ Your property advertising complies with the new rental bidding rules
✓ Your tenant referencing and affordability process is fair and consistent
✓ You have a process for dealing with pet requests
✓ Your tenancy paperwork and tenant communications are up to date
✓ You are keeping up with wider landlord safety and compliance requirements
Need a hand managing your property?
Keeping up with changing legislation is just one part of being a landlord.
At Well Placed & Co, we provide thoughtful, personal property management for landlords in Market Harborough and the surrounding areas.
From tenant communication and property inspections to maintenance, compliance and the day-to-day management of your property, we take care of the details so you don't have to.
Find out more about our property management services →
Important information
This guide is intended as a general introduction to the Renters' Rights Act and is not legal advice. The rules can vary depending on the type of property and tenancy, and government guidance may be updated.
For the most up-to-date information, landlords should check the relevant guidance on GOV.UK or seek independent legal advice where appropriate.
