The private rented sector in England has undergone one of its most significant changes in decades.
The Renters’ Rights Act 2026 introduces substantial reforms to the way residential properties are let and managed, with the first major changes having come into force on 1 May 2026.
For landlords and property owners, the reforms mean that established approaches to tenancy agreements, possession, rent increases and property management need to be reconsidered.
At Aspect Surveyors Limited, our work across residential property management, valuation and landlord and tenant matters gives us first-hand insight into the importance of managing property professionally, proactively and in accordance with changing legislation.
Here are some of the key changes landlords should understand.
The End of Section 21 ‘No-Fault’ Evictions
Perhaps the most widely publicised change is the abolition of Section 21 evictions.
Since 1 May 2026, private landlords can no longer serve a new Section 21 notice to regain possession of a property without establishing a specific legal ground.
Instead, landlords seeking possession generally need to rely upon one of the statutory Section 8 grounds for possession.
These include circumstances such as:
- the landlord wishing to sell the property;
- the landlord or qualifying family member intending to occupy the property;
- serious rent arrears;
- persistent rent arrears; and
- certain cases involving anti-social behaviour or breaches of the tenancy.
The change makes good record keeping and professional management increasingly important. Where possession is required, landlords need to ensure that the appropriate ground is available and that the correct process is followed.
Fixed-Term ASTs Have Been Replaced by Periodic Tenancies
The traditional Assured Shorthold Tenancy model has also changed.
From 1 May 2026, assured tenancies in the private rented sector generally operate as assured periodic tenancies, often described as rolling tenancies.
Existing ASTs transitioned automatically into the new system.
Instead of a tenancy being structured around a fixed end date, it continues until the tenant chooses to leave or the landlord obtains possession using an appropriate legal ground.
Tenants generally have greater flexibility to end their tenancy by providing the required notice, while landlords must use the relevant possession procedure if they need the property returned.
For landlords accustomed to six or twelve-month fixed terms, this represents a considerable change in how residential portfolios are managed.
Changes to Rent Increases
The Act also changes how landlords can increase rents.
Landlords can generally increase the rent once per year using the statutory procedure, with tenants receiving at least two months’ notice of the proposed increase.
The proposed rent should reflect the property’s market rent.
Tenants who believe an increase is above the market rate can challenge it through the First-tier Tribunal.
This places additional importance on understanding the true market rental value of a property.
Professional market knowledge and robust comparable evidence can therefore become particularly useful when assessing appropriate rental levels and making longer-term decisions about residential property assets.
Rental Bidding Has Been Banned
Another important change affects the way properties are marketed.
Landlords and letting agents must state an asking rent when advertising a property and cannot encourage or accept offers above that figure.
The practice commonly known as rental bidding is therefore prohibited.
In competitive rental markets, establishing an appropriate asking rent from the outset is more important than ever.
Setting the rent too low could affect investment returns, while setting it too high could increase void periods or result in difficulty securing suitable tenants.
Greater Protection for Tenants with Pets
Tenants now have stronger rights when requesting permission to keep a pet.
Landlords must consider pet requests and cannot unreasonably refuse permission.
This does not mean every property must automatically accept every pet. There may still be legitimate reasons why a particular property or tenancy is unsuitable.
However, landlords should ensure requests are considered fairly and decisions can be justified.
Stronger Enforcement and Greater Landlord Accountability
The reforms are also accompanied by stronger enforcement powers and increased penalties for landlords who fail to comply with their obligations.
This reflects a wider shift within the residential property sector towards greater transparency and accountability.
For professional landlords and property investors, good management is therefore about considerably more than simply collecting rent.
It means maintaining appropriate records, responding to maintenance issues, communicating effectively with tenants and ensuring that the property and tenancy remain compliant throughout the letting.
Further Reforms Are Still to Come
Although the tenancy reforms introduced on 1 May 2026 represent a major milestone, they are not the end of the changes.
Further phases of the Renters’ Rights Act are expected to introduce additional measures, including a Private Rented Sector Database and a new Private Rented Sector Landlord Ombudsman.
Further implementation relating to property standards is also planned.
Landlords should therefore view the Act as an ongoing change to the regulatory landscape rather than a single compliance deadline.
What Does the Renters’ Rights Act Mean for Property Investors?
The legislation does not remove the ability to operate a successful residential property portfolio.
However, it does increase the importance of professional property and asset management.
Landlords may want to review:
- existing tenancy and property records;
- current rental levels and market evidence;
- procedures for dealing with arrears and tenancy breaches;
- maintenance and compliance processes;
- plans to sell or regain possession of individual properties; and
- the overall performance of their residential portfolio.
For investors with multiple properties, the administrative and compliance burden can become particularly significant.
Having experienced property professionals overseeing the portfolio can help ensure issues are identified early rather than becoming expensive disputes later.
How Aspect Surveyors Limited Can Help
The Renters’ Rights Act reinforces something that has always been important in residential property: effective management protects both the property and the investment behind it.
Aspect Surveyors Limited provides professional residential property management, valuation and landlord and tenant services to property owners and investors.
Our experienced team can assist with the practical management of residential property, rental and capital valuations, landlord and tenant matters and wider strategic advice relating to property assets.
With the regulatory environment becoming increasingly complex, professional advice can help landlords understand their position, protect the value of their assets and make informed decisions about their property portfolios.
Need Advice About Your Residential Property?
Whether you own a single investment property or manage a wider residential portfolio, Aspect Surveyors Limited can provide professional, practical advice tailored to your circumstances.
Contact Aspect Surveyors Limited to discuss your residential property management, valuation or landlord and tenant requirements.
This article provides general information only and should not be treated as legal advice. Landlords dealing with possession proceedings or specific legal compliance matters should obtain appropriate legal advice.
