Landlord Law Changes: Navigating the Future

Landlord law changes mean the private rented sector in England is on the brink of its most significant transformation. With the first implementation date set for 1st May 2026, the Renters’ Rights Act (RRA) is poised to fundamentally rewrite the relationship between landlords and tenants.

The government has designed this seismic shift, which abolishes the assured shorthold tenancy (AST) framework, to offer enhanced security for tenants. For landlords, it signals the urgent need to understand and adapt to a completely new legal and operational environment. Clarity remains elusive on some finer points, but the government has set the core pillars of the new regime.

Landlord law changes: Periodic Tenancies and Section 21

The central change introduced by the RRA is the abolition of the Assured Shorthold Tenancy (AST) and, consequently, the removal of Section 21 ‘no-fault’ eviction notices.

From 1st May 2026, all existing tenancies – including fixed-term agreements signed or renewed just before the deadline – will automatically convert to a new structure: periodic tenancies. These are, by nature, open-ended, meaning tenants will have greater security, and fixed-term renewal dates will no longer bind them.

The tenancy itself continues, but the legal framework governing it undergoes a complete overhaul. A critical consequence of this conversion is that any clauses within existing tenancy agreements that conflict with the new Act will become invalid. A prime example is any contractual rent increase clause; under the new rules, a new statutory process will supersede these.

Regaining Possession: Mastering the New Section 8 Grounds

With Section 21 removed from the landlord’s toolkit, the mechanisms for regaining possession of a property are narrowing significantly. Landlords will need to rely exclusively on an expanded set of Section 8 grounds for possession.

These grounds are specific and, crucially, require the landlord to provide evidence to support their claim. The updated grounds will include:

• Selling the Property: A new ground (Ground 1A) will be introduced, allowing a landlord to serve four months’ notice if they intend to sell.
• Landlord or Family Move-in: The ground for a landlord or their close family member needing to occupy the property remains.
• Redevelopment: Substantial redevelopment or refurbishment that cannot be completed with the tenant in situ.
• Tenant Breach: Serious rent arrears or other significant breaches of the tenancy agreement.

The Critical Importance of Record-Keeping

This shift to an evidence-based system places an unprecedented emphasis on meticulous record-keeping. To successfully use a Section 8 ground, landlords must be able to demonstrate their case clearly. This means comprehensive records of all rent payments, clear communication trails, inspection reports, and logs of all repair and maintenance work will become non-negotiable elements of compliant property management.

Landlord Law Changes: New Rules for Rent Increases

Concerns over how to manage rents in this new open-ended system are widespread. The RRA seeks to standardise the process entirely.

Once the Act is in force, the only permissible method for increasing rent will be via a Section 13 notice. Furthermore, landlords will only be able to increase rent once every 12 months. This new statutory process will override any conflicting rent review clauses in existing contracts, which will become unenforceable after the 2026 conversion. Until that date, the current rules for rent increases remain in place.

A Changing Marketplace: Pets and Property Advertising

The Act also targets discrimination in property advertising. Most notably, the new Act will forbid landlords from advertising properties with blanket “no pets” bans.

This does not remove a landlord’s right to refuse a pet, but it does require them to have a ‘reasonable justification’ for doing so. Government guidance suggests landlords can still reasonably refuse a pet. For example, landlords can refuse if a tenant has an allergy or the property is demonstrably too small.

However, refusing a request simply because a pet might affect future letting potential will no longer be considered an acceptable reason. This principle of fairness and transparency will also apply to other exclusionary wording in property listings.

How Landlords Prepare for Landlord Law Changes

Whilst we await further secondary legislation to clarify finer details, landlords can and should begin preparations immediately.

1. Review Tenancy Agreements: Audit all current agreements to identify clauses, particularly around rent reviews, that will be nullified by the new Act.
2. Systemise Record-Keeping: Implement robust, digital systems for tracking all payments, communications, and property inspections. This evidence will be essential for any future possession claims.
3. Budget Accordingly: The move to periodic tenancies is designed to give tenants more security, which may lead to longer average tenancy lengths. Landlords should factor this into their financial planning.
4. Understand New Processes: Familiarise yourself now with the timing and notice requirements for the Section 13 rent increase process, as this will become standard practice.

The Renters’ Rights Act represents a fundamental redesign of the private rented sector. Landlords must prepare early and thoroughly for this new landscape. As a result, they can navigate it confidently and ensure full compliance.