The Renters’ Rights Act is the most significant update to UK rental legislation in decades. It introduces new rules designed to strengthen tenant protections, improve property standards and create greater consistency across the private rented sector.
Most major changes take effect from 1 May 2026, with the Landlord Ombudsman, Property Portal and some maintenance standards following later in the year. As noted in FleetMilne’s published Landlord Guide, the Act sets out clear requirements for landlords and preparing early will help ensure a smooth transition.
This article summarises the confirmed changes, what the legislation requires, and how FleetMilne is supporting landlords through the process.
The Birmingham context
Current rental listings for Birmingham city centre show an unusually high level of available properties. This includes both private rented stock and a large pipeline of new build-to-rent developments. Tenants have more choice than in previous years, which makes professional management, clear communication and legal compliance increasingly important. Properties that are well presented and well run tend to stand out more in a competitive environment.
The key changes landlords need to understand
1. Tenancies become periodic
All new and existing tenancies will convert to rolling periodic agreements. There is no fixed end date under the new system. Tenants can end their tenancy by giving two months’ notice aligned with their rent payment dates. Landlords can only end a tenancy through Section 8, which sets out specific legal grounds.
FleetMilne has updated internal systems so that these notice periods and renewal patterns are managed clearly and consistently.
2. Upfront rent payments restricted
Upfront rent beyond one month can no longer be requested, and the single permitted month can only be taken after the tenancy agreement is signed. For overseas tenants or those without a UK guarantor, a professional guarantor service through Goodlord will be available.
3. Section 21 abolished and Section 8 updated
Section 21 no-fault evictions will be removed from May 2026. While Section 8 becomes the sole legal pathway for possession. Common grounds include selling the property, moving back in, serious rent arrears, persistent late payment, deterioration of the property or breach of tenancy terms. Each ground carries a defined notice period and evidential requirement. FleetMilne will guide landlords through this process if needed.
4. Rent reviews move to a single system
Rent can be reviewed once every twelve months, and tenants must be given at least two months’ notice.
Any increase must reflect local market conditions. Tenants can challenge increases through the First-tier Tribunal. FleetMilne prepares rent reviews using market evidence to ensure compliance and reduce the risk of disputes.
5. Pet requests must be considered fairly
Tenants may request permission to keep a pet. A landlord cannot refuse without good reason.
The head lease takes priority, so if a building prohibits pets this remains a valid basis for declining the request.
As FleetMilne does not hold every head lease, landlords should check their own copy or contact the building manager or management company to confirm the building’s policy.
Once the head lease position is confirmed, FleetMilne will manage the request and guide both parties.
6. Landlord Ombudsman and Property Portal
A national Landlord Ombudsman and Property Portal is due to launch in late 2026.
These are designed to improve transparency and give tenants clearer routes for redress.
FleetMilne will assist managed landlords with registration when the portal opens, subject to the permissions set out in the legislation.
7. Awaab’s Law and Maintenance
New maintenance requirements will set clearer timelines for issues such as damp and mould.
And although the final timings are still to be confirmed, FleetMilne has already updated internal procedures so urgent matters are addressed promptly and efficiently.
Free Checklist: quick reference summary
We have created a one-page landlord checklist summarising the key changes coming into effect from 1 May 2026. It is free to access and ideal for anyone who wants a simple overview of the legislation.
Download the landlord checklist PDF
How FleetMilne is preparing
FleetMilne has introduced updates across every part of the tenancy lifecycle. These include revised tenancy workflows, updated notice management, new rent review schedules, documented Section 8 processes, changes to renewal patterns, maintenance escalation adjustments and guidance for overseas tenants who will be affected by the upfront rent changes.
These updates mean that every managed property will be aligned with the new rules ahead of the May 2026 deadline.
What landlords can do now
The areas landlords can control are clear, despite the wider market impact of the Act remaining to be seen.
It is worthwhile to:
- review tenancy documents
- familiarise yourself with Section 8 grounds
- check your head lease if you are unsure about pet permissions
- consider Rent Protection
- keep maintenance authorisations responsive
- ensure rent reviews are based on current market data
FleetMilne can assist with all of these steps.
Download the full Landlords Guide
For a detailed explanation of the legislation, the timelines and the steps landlords should take ahead of 1 May 2026, download our full Renters’ Rights Act Landlords Guide. It includes a comprehensive breakdown of all changes, notice periods, Section 8 grounds, rent rules, maintenance requirements and Birmingham-specific considerations.
The guide is free to download, just enter your details and we will send it straight to your inbox.
Download the full guide PDF
Need support or advice?
FleetMilne specialises in high-quality, compliance-focused property management across Birmingham city centre. If you would like a lettings and compliance review of your current portfolio, we would be happy to help, simply Contact Us.
