The Renters' Rights Act is Changing the Rental Market
From May 2026, major reforms will impact every landlord in England. Here's what you need to know - and how to prepare.
The rental market in England is undergoing its most significant overhaul in over 30 years. The Renters' Rights Act 2026 introduces sweeping changes that will affect how landlords manage their properties, set rents, and interact with tenants.
Whether you own a single buy-to-let or a portfolio of properties, the time to prepare is now, not when the changes take effect. This guide breaks down what's changing, what it means for you, and the practical steps you can take today.
The Key Changes
Here are the six most important reforms every landlord must understand.
No More Section 21
Section 21 "no-fault" evictions are abolished. Landlords must now rely on specific legal grounds under Section 8 to regain possession, such as rent arrears, antisocial behaviour, or the intention to sell or move back in.
All Tenancies Become Periodic
Fixed-term tenancies are being removed. All tenancies will automatically become periodic (rolling), giving tenants the right to stay indefinitely unless proper grounds for possession apply.
Rent Increases Limited
Landlords can only increase rent once per year using a formal Section 13 notice. Tenants will have the right to challenge excessive increases through the First-tier Tribunal.
Limits on Rent in Advance
Landlords will be restricted to requesting no more than one month's rent in advance. This limits a key screening tool many landlords previously used when assessing prospective tenants.
New Compliance Requirements
A suite of mandatory documents and certificates must be provided to tenants. Non-compliance could result in significant fines and restrictions on serving valid notices.
Stronger Tenant Rights
Tenants gain new rights to keep pets (with landlord consent, which cannot be unreasonably withheld), stronger protections against discrimination, and the ability to challenge unfair rent increases.
What This Means for Landlords
The combined effect of these changes is clear: landlords will have less flexibility in managing tenancies, face more compliance obligations, and need to place greater reliance on good tenant selection from the outset.
Reactive, informal approaches to property management will no longer be viable. Landlords who don't adapt risk financial penalties, legal disputes, and prolonged void periods.
"This is a shift from casual landlording to professional asset management."
How to Prepare
A practical checklist to get your portfolio ready before the changes take effect.
Review your current tenancy agreements and update them for periodic terms
Check your rent levels against current market rates before increases are limited
Strengthen your tenant referencing process: good tenant selection becomes critical
Ensure full compliance: EPC, EICR, Gas Safety Certificate, and all prescribed documents
Plan any rent increases strategically before the annual restriction takes effect
Keep detailed records of all communications, inspections, and maintenance for legal protection
Our Approach at East Valley Properties
As local property specialists in Romford and the surrounding areas, we've always taken a compliance-first approach to lettings and block management. We don't wait for legislation to catch up. We prepare our landlords in advance.
Our team focuses on risk reduction and long-term portfolio performance. From robust tenant referencing and legally compliant tenancy agreements to proactive rent reviews and full documentation management, we ensure your properties are always in the strongest position.
Whether you're a hands-on landlord or prefer full management, we can help you navigate these changes with confidence.
Related Services
Prepare Now: Not When It's Too Late
The Renters' Rights Act takes effect in May 2026. Book a portfolio review with our team today and make sure you're fully prepared.