Renters’ Rights Act will be enforced from May 1st 2026
Lettings experts outline key changes landlords must prepare for
Following the announcement that the Renters’ Rights Act will begin being implemented from May 1st, lettings and compliance experts at Beresfords Group are advising landlords to start preparing now for the most significant reform to the private rented sector in decades.
The government has confirmed that the new system will be phased in from May onwards next year and Natasha Kendle MARLA, Head of Property Management, Lettings Compliance and Customer Relations at Beresfords Residential Lettings, shares her thoughts: “This is a hefty piece of legislation that will reshape how landlords let and manage property. Our message to landlords is not to panic – long-term lets remain secure and viable, and by working with a professional agent, you can stay compliant and confident as the changes roll out. At Beresfords, we’ve already started adapting our processes and educating our clients to ensure a smooth transition.”
“With expert advice and early preparation, landlords can navigate these reforms successfully and continue to run secure and profitable tenancies.”
- Fixed-term tenancies will be abolished
All fixed-term contracts will be replaced with rolling periodic tenancies once the legislation is fully in force. This means tenancies will continue on a monthly basis until either the tenant or landlord ends them under the new rules. Beresfords is already preparing for this change by offering landlords the option to move onto periodic tenancy schemes as current fixed terms expire, ensuring both parties are ready in advance of the transition.
- Section 21 ‘no-fault’ evictions will end
Landlords will only be able to end a tenancy on specific legal grounds, such as selling the property, redevelopment, or moving in themselves. However, if a landlord serves notice to sell and the property doesn’t sell, it cannot then be re-let for 12 months – a significant risk of lost rent to those landlords looking to sell up. Therefore, such decisions should not be taken lightly.
- Rent increases will be more regulated
Rent reviews can only happen once per year and must be issued through a Section 13 Notice. The required notice period will also be extended. Tenants will have the right to appeal increases they consider unreasonable, with cases referred to an independent tribunal. These appeals could take months, delaying income adjustments, so landlords should build in extra time for rent reviews and ensure any proposed increases are sensible, fair and well-documented.
- Local authorities gain new enforcement powers
From late December 2025, councils will have expanded investigatory powers, including the ability to seize documents and build enforcement cases against landlords or agents in breach of the rules. This adds an extra layer of accountability to the sector and highlights the importance of working with a fully regulated, compliant letting agent.
- Pets and tenancies
Landlords will no longer be able to automatically refuse tenants with pets. While discussions around mandatory pet insurance have been rejected, the onus will be on landlords to decide how best to mitigate potential risks. Adjustments to the rent, where permitted, or tenancy terms may help provide protection while remaining compliant with the new law.
- Greater need for professional support
With the scale of reform, Beresfords strongly recommends that landlords consider a fully managed service. This ensures compliance across tenancy documentation, rent reviews, and communication with tenants, and reduces exposure to legal or financial risk.
- Preparation is key
Beresfords has already updated its internal processes, from tenancy renewals and rent reviews to front-office guidance and client communications.
Landlords are encouraged to stay informed and monitor updates as the key changes in legislation are phased in from May 1st and should review existing tenancy agreements and rent increase processes. It’s important to seek professional guidance to ensure full compliance, avoid penalties and maintain open communication throughout with tenants, thus maintaining a smooth transition for all concerned.
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