Landlords across England are bracing for one of the biggest shake-ups to the rental sector in recent memory. The Renters’ Rights Act, passed in late 2025, introduces sweeping changes to tenancy law — and the first wave lands this May.

From the abolition of fixed-term tenancies, to new restrictions on rent increases and evictions, the reforms aim to give tenants more stability and transparency. But for landlords, the result is more complexity, stricter compliance, and much less flexibility.

With tax burdens rising and more legal red tape than ever, it’s no wonder many landlords are questioning whether to stay in the game — or at least whether they want to continue managing everything themselves.

This guide explains exactly what’s changing from 1 May 2026, what you’ll need to do to stay compliant, and how alternative letting models like guaranteed rent could help you sidestep the admin while keeping your income secure.

If you’re keen to know what the biggest change in rental reform for decades means for your buy-to-let property enterprise, read on.

What is the Renters’ Rights Act?

The Renters’ Rights Act is a major piece of legislation that aims to make renting in England fairer, more secure, and more transparent for tenants.

First introduced in Parliament in 2024 and passed in October 2025, the Act builds on years of policy proposals and housing consultations — and marks the biggest overhaul of private rental law in a generation.

The key goal? To rebalance the power between landlords and tenants, giving renters more control over their living arrangements while improving property standards and strengthening enforcement.

The reforms affect almost every stage of the rental process — from tenancy agreements and evictions to rent setting and property management. The legislation applies in England only, with Scotland, Wales and Northern Ireland governed by their own frameworks.

Rather than coming into force all at once, the Renters’ Rights Act is being rolled out in phases across 2026, starting with a major set of changes on 1 May. That gives landlords some time to prepare — but the clock is ticking.

For landlords who want to stay compliant (and avoid future fines or disputes), it’s vital to understand what’s changing and how it affects your current and future tenancies.

We’ll break down the changes below — then look at how you can stay ahead, especially if you’re considering more hands-off options like guaranteed rent schemes.

Rental Reform: Key Changes from May 2026

The Renters’ Rights Act brings in sweeping changes to tenancy law in England. While some measures have already begun (like new enforcement powers for councils), the most significant updates arrive from 1 May 2026, with more to follow later in the year.

Here’s what landlords need to prepare for:

From 1 May 2026

Abolition of Assured Shorthold Tenancies

All new tenancies in England will automatically be periodic (rolling) rather than fixed-term.
➡️ This means tenants can give notice at any time — typically one month — making it harder to predict income or plan for re-lets.

End of Section 21 ‘No-Fault’ Evictions

Landlords will no longer be able to end a tenancy without giving a reason.

➡️ You’ll need to rely on ‘Section 8’ grounds, such as rent arrears or property sale. This may involve going to court.

Written Tenancy Agreements Required

Every new tenancy must come with a written agreement issued before move-in day.

➡️ This must include prescribed wording (due to be finalised by early 2026) — informal or verbal lets won’t cut it.

Rent Increases Limited

You can only raise rent once per year, using a formal Section 13 notice, with a minimum of two months’ notice.
➡️ Informal rent rises or mid-contract increases will no longer be allowed.

Ban on Rental Bidding

You’ll no longer be allowed to accept offers above the advertised rent.
➡️ If you market a property at £1,200pcm, you can’t legally accept a higher offer from a keen applicant.

Discrimination Ban

Blanket policies such as “No DSS” or “No children” will be unlawful.
➡️ You must consider all applicants fairly — including those with children or claiming Universal Credit.

Tenant Information Leaflet

Landlords must provide tenants with a standardised information leaflet by 31 May 2026.
➡️ This will outline tenant rights and responsibilities under the new law — and will be a legal requirement.

Additional Key Dates

31 July 2026 – Final Deadline for Section 21 Claims

Any last possession claims under Section 21 must be submitted by this date.
➡️ After this, Section 21 will be fully retired — even for existing tenancies.

Late 2026 – Launch of PRS Database

A new Private Rented Sector database will go live, with:

• Mandatory landlord registration
• Upload of compliance documents (EPC, EICR, gas safety, etc.)

➡️ This is expected to be phased in region by region.

Still to Come (Dates TBC)

Awaab’s Law

Inspired by the tragic death of toddler Awaab Ishak, this will require landlords to fix serious health hazards (like mould) within a set timeframe.

➡️ Expected to be introduced via secondary legislation. Fines will apply for missed deadlines.

Decent Homes Standard

This is a proposed minimum standard for all rental properties in England — already in place in the social housing sector.

➡️ It may be introduced from 2035, subject to further consultation.

In short: from May 2026, landlords will face stricter rules, more paperwork, and greater accountability. Failing to comply could lead to delays regaining possession, fines, or claims from tenants.

If you’re self-managing, now’s the time to review your processes, or consider a guaranteed rent scheme that handles compliance and tenant management on your behalf.

Renter’s Rights Act Compliance Checklist: Are You Ready?

With the first major phase of the Renters’ Rights Act kicking in from 1 May 2026, landlords need to be fully prepared.

Here’s a practical checklist to help you get ahead of the changes — and avoid penalties down the line.

✅ Written Tenancy Agreements

• All new tenancies must have a written contract issued before the tenancy begins.
• Make sure your agreement includes any prescribed wording (expected to be confirmed in early 2026).

✅ Meet Property Standards

• Your property must be fit for human habitation under The Homes Act.
• Check for damp, mould, poor ventilation, or safety hazards that could lead to enforcement action.

✅ Safety Documentation in Place

Ensure you have:

• A valid Gas Safety Certificate
• An up-to-date Electrical Installation Condition Report (EICR)
• A current Energy Performance Certificate (EPC) (rated E or above for most lets)
• All documents must be accessible and ready for upload to the PRS database later in 2026.

✅ Fair and Non-Discriminatory Tenant Selection

• You must treat all applicants fairly — including those with children or receiving benefits.
• Keep a record of your selection process in case of challenge.

✅ Compliant Rent Increases

• Rent can only be increased once per year, with two months’ notice via a Section 13 notice.
• Any informal or ad-hoc increases may not be enforceable.

✅ Tenant Information Leaflet

• You must issue the official Renters’ Rights Act information leaflet to every tenant by 31 May 2026.
• This will become a legal requirement — similar to the current ‘How to Rent’ guide.

✅ Correct Possession Procedures

• From 1 May 2026, you can no longer serve a Section 21 notice.
• You’ll need a valid Section 8 ground for possession and may require legal proceedings.

Enforcement Powers are Expanding

As of 27 December 2025, local councils have new powers to investigate, enforce and issue fines for non-compliance. Expect more inspections, stricter standards, and tougher penalties.

Don’t get caught out. If you’re unsure about meeting all these requirements, working with a guaranteed rent provider like City Borough Housing can ensure you stay fully compliant — without the hassle.

Why Landlords Are Reassessing Their Letting Models

After years of tightening regulation, rising costs and increasing red tape, many landlords are questioning whether traditional letting still makes sense.

The introduction of the Renters’ Rights Act is just the latest in a long line of reforms — but for some, it’s the tipping point.

According to industry surveys, landlord confidence has dropped, with more considering selling up or handing over management to reduce stress and liability. Add in the recent tax hikes on property income and it’s easy to see why fatigue is setting in.

For landlords who still want to hold onto their assets but avoid day-to-day pressures, guaranteed rent schemes are becoming a more appealing option.

A simpler, more stable alternative

Guaranteed rent schemes shift the burden of compliance, tenant management and void periods onto a professional operator.

You still retain ownership of the property, but you don’t need to deal with tenants, rent collection, inspections, or legal updates. In return, you get a fixed monthly income for the duration of the contract, regardless of whether the property is occupied.

Who’s turning to guaranteed rent schemes?

This model is proving especially popular with:

• Accidental landlords who didn’t set out to manage property long term
• Time-poor or non-local owners who can’t keep up with legal obligations
• Landlords worried about reform risk, including the abolition of Section 21 and stricter standards

For many, guaranteed rent offers a way to stay in the market, without the stress. And with trusted partners like City Borough Housing, it’s a route that’s not only simpler, but also socially impactful.

How Guaranteed Rent Can Simplify the 2026 Transition

With so many reforms landing at once, staying compliant as a landlord in 2026 is no small task. But a guaranteed rent scheme offers a way to keep your property income flowing without getting lost in legislation.

At its core, guaranteed rent means leasing your property to a professional operator — such as City Borough Housing — for a fixed term. In return, you receive monthly rent payments, whether or not the property is occupied. But it’s not just about income — it’s about peace of mind.

What’s handled on your behalf?

A well-managed guaranteed rent scheme takes care of all the things that keep landlords up at night. At City Borough Housing, this includes:

• Tenant placement: Only suitable, pre-vetted tenants are housed — often from council waiting lists or key worker schemes.
• Rent collection: You get paid on time, every month — no chasing, no arrears.
• Legal compliance: Gas Safety, EPCs, EICRs, and more — all monitored and scheduled.
• Repairs and inspections: Maintenance is proactive and included, keeping the property in good condition and fully compliant with the Homes Act.
• Ongoing regulation checks: As new parts of the Renters’ Rights Act come into force, the scheme evolves with it — so you don’t have to worry about the details.

You keep the income. We keep it legal.

Rather than trying to interpret every update or risk penalties for getting it wrong, landlords working with City Borough Housing get the reassurance that compliance is built in.

It’s a simple way to stay on the right side of the law — without taking on a second career in tenancy legislation.

Get Ahead of the Renters’ Rights Act 2026 Changes – Without the Stress

The Renters’ Rights Act is the biggest shake-up to UK tenancy law in years — and the first wave of changes lands in May 2026. From new tenancy rules to tighter compliance checks and landlord registration, the pressure is on to get everything right.

Many landlords are already feeling the weight of these reforms, and the penalties for non-compliance are no longer just a warning. Local authorities now have stronger enforcement powers, and tenants have more rights than ever.

But you don’t have to face it all alone.

City Borough Housing is here to help you stay compliant, protect your income, and take the stress out of letting. Our guaranteed rent scheme gives you fixed monthly income and full management — including legal compliance — all under one roof.

Get in touch with City Borough Housing today for a free, no-obligation rental valuation and find out whether guaranteed rent could be the right move for your property in 2026.