The Renters’ Rights reforms, set to take effect on 1 May 2026 in England only, represent a significant overhaul of the private rental sector. The changes are designed to create a fairer and more secure rental system for both landlords and tenants. This includes:
Abolition of Section 21, commonly known as “no fault eviction”
Previously, landlords could regain possession of a property simply by giving notice, even where the tenant had complied with all terms. With the removal of Section 21, landlords will no longer be able to end a tenancy without providing a valid reason, and must instead rely on defined legal grounds, such as selling the property, moving in themselves, or serious tenant breaches, such as failing to pay rent, causing damage to the property, engaging in anti-social behaviour or subletting without permission. The landlord must provide evidence of breaches to form valid grounds for possession under the newly reformed Section 8.
Introduction of new grounds for evictions under Section 8 and increased notice periods
Reforms to Section 8 of the Housing Act 1988 strengthen and clarify the legal reasons landlords can use to regain possession following the removal of Section 21. Updated grounds cover situations such as persistent rent arrears, anti-social behaviour, a landlord selling the property, or moving in themselves. The aim is to provide a clearer, fairer system, protecting tenants from unjust eviction while ensuring landlords can act where there is a legitimate reason.
Notice periods under Section 8 are generally being increased, giving tenants more time before possession proceedings begin. The length of notice will depend on the specific ground, with shorter periods retained for serious issues like anti-social behaviour. Overall, the changes are intended to reduce sudden displacement and improve tenant stability.
Key changes
- Landlords seeking possession to sell or move in must give at least four months’ notice, and cannot use these grounds within the first 12 months of a tenancy, creating a minimum tenant occupancy of 16 months.
- Tenants must usually give two months’ written notice to end an assured periodic tenancy, aligned with the rent cycle. Notice from one tenant applies to all and cannot be withdrawn.
Conversion of all new and existing Private Rental Sector (PRS) tenancies to assured periodic tenancies
All existing fixed-term Assured Shorthold Tenancies will convert automatically into Assured Periodic Tenancies. As a result, tenancies will no longer have a fixed end date and will instead roll on a periodic basis, typically month to month. Any existing break clauses will cease to apply. The tenancy will continue until either the tenant gives notice or the landlord regains possession using a valid Section 8 ground.
Every tenant must be provided with a copy of the government-published information sheet on or before 31 May 2026:
https://www.gov.uk/government/publications/the-renters-rights-act-information-sheet-2026
Rent increases limited to once per year, with two months’ notice required
Under the reforms, rent increases will become more structured and predictable. Landlords will generally be limited to one increase per year and must provide at least two months’ written notice before it takes effect. Any increase must reflect local market rates, and tenants can challenge it at the First-tier Tribunal if they believe it is unfair.
Ban on rent bidding and limits on rent in advance
Landlords and letting agents will no longer be permitted to invite or accept offers above the advertised rent. Properties must be let at the stated asking price, removing the ability for tenants to compete by bidding higher amounts. The aim is to eliminate “auction-style” renting, where applicants feel pressured to outbid one another to secure a property.
New protections preventing discrimination against tenants with children
Landlords and letting agents will not be able to refuse applicants solely because they have children. Blanket discriminatory bans against families will not be allowed.
Tenant right to request a pet, with a required landlord response within 28 days
Under the reforms, landlords may still advertise a property as “no pets”, but tenants will have a clearer legal right to request permission to keep a pet. Landlords must respond within a set timeframe and cannot unreasonably refuse consent.
Refusals are only permitted on reasonable grounds, such as:
- Unsuitability of the property, for example size, type, or lease restrictions
- Evidence of likely damage beyond normal wear and tear
- Medically documented severe allergies affecting the landlord or other occupants in shared communal areas of the building
- Head lease restrictions
Strengthened local enforcement powers and increased penalties
Local councils will have stronger powers to investigate breaches of rental law and take faster action against unlawful practices, such as illegal evictions. They will also be able to impose civil fines for non-compliance with the new rules.
Enhanced investigatory powers will make it easier for councils to obtain financial and other relevant information from landlords and third parties when investigating suspected abuses. The reforms also aim to improve consistency in enforcement between local authorities in England.
Phase two of the reforms will be introduced from late 2026
The Government will begin introducing the following measures:
- A mandatory Private Rented Sector (PRS) database requiring landlords to register their properties and relevant safety documentation
- A new PRS Landlord Ombudsman scheme, with compulsory membership for landlords expected by 2028
These changes will significantly reshape how rental property records are maintained and how tenant complaints are handled and resolved.
The timing for phase three is still to be confirmed (expected 2035–37)
Long-term reforms include:
- A new Decent Homes Standard for the Private Rental Sector
- Application of Awaab’s Law, introducing strict repair deadlines for serious hazards such as damp and mould
Santa Fe can support with any questions you have about the changes. Please contact either of the following:
Raksha Patel
Relocation Manager UK
raksha.patel@santaferelo.com
Katie Stedman
Head of Relocation Services UK
katie.stedman@santaferelo.com