The Renters’ Rights Act will come into effect from 1 May 2026 and represents one of the most significant changes to the private rental sector in decades.
For landlords, the challenge is not a single new rule, but a series of changes that collectively reshape how properties are managed, how tenancies operate, and how compliance is maintained.
This guide sets out what’s changing, what it means in practice, and how to prepare.
What is the Renters’ Rights Act?
Introduced in 2024, the Act is designed to strengthen tenant protections, raise housing standards and create a more consistent and transparent rental market. It introduces reforms across tenancy structure, rent increases, compliance requirements and dispute resolution.
Industry sources describe it as the most significant reform to the sector since the Housing Act 1988.
Key changes landlords need to understand
Section 21 abolition and Section 8 reform
Section 21 ‘no-fault’ evictions will be removed. Landlords will need to rely on Section 8 grounds to regain possession, including sale of the property, moving back in, rent arrears and breach of tenancy.
This introduces a more structured process, with greater emphasis on correct notice and supporting evidence.
All tenancies move to periodic agreements
Fixed-term tenancies will end. All tenancies will become rolling, with no fixed end date and two months’ notice required from tenants.
This creates more flexibility for tenants, but also requires closer management of tenancy timelines and re-letting periods.
Rent increases become more formalised
Under the new framework:
- Rent can be reviewed once every 12 months
- A minimum of two months’ notice is required
- Tenants can challenge increases through a tribunal
This places greater importance on timing, market evidence and documentation.
Higher compliance and property standards
The Act introduces:
- A national Decent Homes Standard
- A new Private Rented Sector Ombudsman
- A central Property Portal
- Awaab’s Law, introducing defined timelines for resolving issues such as damp and mould
Compliance becomes more visible, more structured, and more actively enforced.
Additional changes to be aware of
- Rental bidding will be prohibited
- Upfront rent payments will be restricted
- Tenants will have the right to request a pet, which cannot be unreasonably refused
What this means for tenants
For tenants, the changes are intended to provide greater security of tenure, clearer processes around rent and notice, and improved property standards. The overall aim is a more stable and transparent rental experience.
Why this matters for landlords
Individually, each of these changes is manageable. Taken together, they increase:
- Administrative requirements
- Legal accountability
- The need for accurate, timely processes
Goodlord’s research highlights that compliance is already a key driver for landlords choosing professional management, and this is expected to increase as regulation becomes more complex.
Managing property under the new framework
For landlords managing properties themselves, the practical implications are clear. Staying compliant will require:
- Up-to-date knowledge of legislation
- Accurate handling of notices and documentation
- Timely responses to maintenance and legal requirements
- Consistent oversight of tenancy changes
The shift is less about one-off adjustments and more about ongoing management.
How FleetMilne is preparing
At FleetMilne, our approach has always been to manage property proactively, with a focus on compliance, performance and long-term value.
In preparation for the Renters’ Rights Act, we are:
- Aligning all managed properties with upcoming standards
- Strengthening processes around documentation and communication
- Ensuring response times meet anticipated legal requirements
- Supporting landlords with clear, practical guidance
Most landlords who already maintain their properties to a high standard should find the transition straightforward, provided the right processes are in place.
Next step: review your position
With these changes approaching, now is the right time to understand how your current setup aligns with the new framework.
A compliance and risk review provides:
- A clear view of your current position
- Identification of any gaps
- Practical guidance on next steps
Book a Compliance & Risk Review with FleetMilne to ensure your property is fully prepared.
Further reading
For more detailed guidance, you can refer to:
