The Renters’ Rights Act introduces one of the most significant changes to the private rented sector in recent years – and it is now in force. Following Royal Assent in autumn 2025, the first phase of the legislation commenced on 1 May 2026, with the transition to the new system completed over the summer.
From that point, the law has reshaped how tenancies operate, how rent increases are managed and how landlords regain possession of their property where necessary.
While the headlines surrounding the Act have created considerable discussion across the industry, the reality is that the changes largely introduce new structures and processes designed to improve transparency and security within the rental market.
What Changed on 1 May 2026
- Section 21 abolished. No-fault evictions ended. Section 21 notices could be served up to 30 April 2026; from 1 May 2026, possession depends on the reformed grounds under the new system.
- The transition to periodic tenancies. Fixed-term assured tenancies have been replaced by a single system of periodic tenancies, giving tenants more flexibility while preserving landlords’ ability to regain possession on the defined grounds.
- New rules surrounding rent increases. Rent increases within a tenancy are limited, with in-tenancy review clauses removed and prescribed processes for any increase.
- Updated requirements around pets, rent in advance and tenant information. Tenants gain the right to request a pet, which landlords must consider; rent in advance rules are restricted; and prescribed information requirements are updated.
Possession Under the New System
The change that concerns landlords most is the loss of Section 21. The key point to understand is that possession has not become impossible – it has become structured. The Act’s reformed grounds allow landlords to regain possession where a tenant is in serious arrears, where the landlord needs to sell the property, or where the property is needed for the landlord or their family to live in, among other defined circumstances.
What the new system removes is ambiguity. Each ground has specific conditions, notice periods and evidential requirements, and following the correct process from day one is what makes possession straightforward if it is ever needed.
What Landlords Should Be Doing Now
For landlords, the key is understanding how the legislation affects the day-to-day management of tenancies and ensuring documentation and procedures are aligned with the new framework. Four steps cover most situations:
- Review your tenancy documentation. Older agreements drafted around fixed terms and Section 21 are out of date. Agreements, notices and prescribed information all need to reflect the periodic system.
- Audit your processes. Rent increases, pet requests and possession steps each follow a prescribed route now – knowing the route before you need it prevents costly mistakes.
- Keep evidence of rent and conduct. The grounds that matter most in possession cases depend on clear records.
- Get advice early. The Act is phased, with further elements rolling in over time, and staying ahead of each phase is far cheaper than unpicking a mistake.
While these changes represent a shift in how tenancies are administered, the fundamentals of successful property management remain the same. Well-maintained properties, clear documentation and professional tenancy management will remain central to a successful rental investment – you can read more about presenting a property well in our guide to rental trends across Wigan and the surrounding villages.
Our Landlord Guide
To help landlords understand the legislation in detail, Alan Batt Sales & Lettings has produced a comprehensive landlord guide explaining the changes introduced by the Renters’ Rights Act and how they affect tenancy management now the legislation is in force.
The guide includes a structured breakdown of the key elements of the Act, practical explanations of how the new rules work and answers to many of the questions landlords are asking.
You can download the full landlord guide via our website.
