From 1 May 2026, the private rented sector will undergo its biggest reform in decades under the Renters’ Rights Act 2026. If you’re a landlord, these changes are significant—but manageable if you understand them early. This is a landlords guide to the new rules under Renters Rights Act 2025.

Below are the key changes explained in plain English.

ASTs become Assured Periodic Tenancies (APTs)

Assured Shorthold Tenancies (ASTs) will automatically convert into Assured Periodic Tenancies (APTs).

In practical terms, this means:

• No more fixed-term tenancies
• All tenancies become rolling (periodic) from day one
• Tenants can stay indefinitely unless a valid legal ground is used to end the tenancy

This removes the traditional “end date”.

For existing tenancies this will happen automatically on 1 May 2026 and you do not need to issue a new agreement with some exceptions explained below in our landlords guide to the new rules under Renters Rights Act 2025.

Renters Rights Act - New Rent Review Rules Explained

Rent increases are no longer informal or flexible—they become structured rent reviews.

Key points:

• Must be served using a Section 13 notice
• Can only be done once per year
• Require at least 2 months’ notice
• Must reflect open market rent

Tenants now have stronger rights to challenge increases at tribunal, so pricing must be evidence-based. As part of out landlords guide to the new rules under Renters Rights Act 2025 we recommend that landlords explore tools to help them negotiate these increases with tenants ahead of the formal notice process - speak to us about our Good Landlord rent review and negotiation tool which has been built to help Good Landlords navigate this new process with ease.

Section 21 Abolished: What does it mean for Landlords?

The abolition of Section 21 means landlords can no longer end tenancies without giving a reason.

This is a major shift:

• No more “no-fault” evictions
• Every possession claim must be justified
• Greater scrutiny from courts

Landlords must now rely on valid statutory grounds under Section 8 of the Housing Act 1988, see below for more details.

For landlords that have already served a valid Section 21 they can rely upon this to apply to the court for eviction after 1st May 2026 but there is a time limit. All applications must be made by end of July or you lose the right to use the existing Section 21.

Legally any notice already served by 1st May 2026 will have the effect of preventing the conversion on the AST to an APT until after end July 2026. Those landlords that have used a Section 21 or plan to do so should carry out a through review of their tenancy for compliance and given the timeframes we would receommend using a solicitor.

Book a call with our expert agents to discuss our review service. Instructions for notices under Section 21 must be received by 17th April 2026 to be processed in time.

Section 8 Reforms and Eviction Grounds

With Section 21 gone, Section 8 of the Housing Act 1988 becomes the primary route to possession.

Changes include:

• Expanded and clarified grounds for possession
• Increased notice periods in many cases
• Stronger tenant protections

Common grounds will include:

• Rent arrears
• Landlord selling the property
• Landlord or family moving in

However, processes will be more regulated, so documentation and compliance are critical. Speak to a member of our team about the Good Landlord plan which includes a toolkit to help you check and complete compliance.

Pets: What Landlords Can and Can’t Refuse under the New Rules

Landlords can no longer impose blanket “no pets” policies.

Instead:

• Tenants can request a pet
• You must consider the request reasonably
• Refusals must be justified in writing

This doesn’t mean all pets must be accepted—but decisions must be fair and evidence-based.

Tenants will be able to challenge refusals in court and this will be a joint evidence based hearing. Landlords are encouraged to follow the new process correctly and set out the reasons for the refusal in writing within 28 days.

It may be reasonable to refuse a request in some circumstances, such as:  

• Another tenant has an allergy  
• The property is too small for a large pet or several pets  
• The pet is illegal to own  
• If you’re a leaseholder, and your freeholder does not allow pets 

For more information check out the Government Pet Guidance page.

Renters Rights Act - A Guide to Tenants Notice Periods

Tenant notice periods will move to:

• 2 months’ notice
• Aligned with rent payment dates

This provides landlords with more predictability when tenants choose to leave.

These new rules do not stop you from agreeing a shorter notice period if this is preferable but you should do so in writing and set out any conditions. If you do agree this then you must make a genuine attempt to relet the property within the notice period accepted before you can consider claiming any losses.

Equally if a tenant fails to give any notice or the lawful notice of 2 months then you may be able to claim losses but must also try to mitigate the losses by trying to find a new tenant.

Example - a tenant gives you 1 week notice they will be leaving. You can accept this on the basis that the tenancy will end once a new tenant is found but must begin advertising and update the tenant of the progress. If you cannot find a new tenant until 6 weeks later you may be able to claim lost rent for beach of notice requirements.

New National Database and Ombudsman Rules

Two major compliance changes:

• A national landlord database
• A Private Rented Sector Ombudsman

All landlords must:

• Register and keep details updated
• Engage with the Ombudsman for dispute resolution

This introduces greater oversight and accountability across the sector. The database is expected later this year on a regional rollout basis and the Ombudsman is expected to be live by 2028.

A Landlords Guide to Property Standards

The Decent Homes Standard and Awaab’s Law will now apply to private rentals.

This means:

• Faster response to hazards (especially damp and mould)
• Clear legal obligations on property condition
• Potential enforcement action for non-compliance

Property quality is no longer just best practice—it’s enforceable. Now more than ever it is important that Landlords consider their processes and partners to make sure they are compliant.

Steps Landlords Must Take Now

By 31 May 2026, you must:

• Serve the official Government Information Sheet to all tenants
• Provide it via:
  • Email (with confirmation of receipt)
  • Hand delivery
  • Post

Important:
A simple link is not sufficient.

Failure to comply can result in fines of up to £7,000.

Download Renters Rights Information Sheet here

Make Ur Move will arrange this for Good Landlord and fully managed clients.

Final Thoughts

Is it really as scary as we are made to believe? Should you just 'sell up' and be done with it? Do the government just hate landlords?

All valid questions but it would be too simple to just say yes to all these things. The truth is any process that provides a professional standard and clarity should not be something to fear, in practice most landlords are Good Landlords and already deliver high standard properties, acting with fairness to tenants and observing their legal obligations on a daily basis. These changes only solidify good practice.

The Renters’ Rights Act marks a shift toward:

• Greater tenant security
• Increased regulation
• More structured landlord processes

For professional landlords, this is not a threat—it’s an opportunity to operate at a higher standard and build longer-term, more stable tenancies.

Make Ur Move launched Good Landlord in 2019 and since then we have helped thousands of landlord prepare for these changes. In 2026 we are inviting all landlords in the private sector to join the growing community and claim their own Good Landlord status.

Book a call with a property expert today and find out how we can help you be a Good Landlord.