Renters’ Rights Act Explained: What Changes in May 2026 and How Landlords Can Prepare

From May 2026, the Renters’ Rights Act will begin reshaping private renting in England. The headlines can make it feel daunting, but most landlords are not worried about the idea of reform. What usually causes stress is uncertainty. What actually changes in May, what comes later, and what needs tightening up now so you are not dealing with it under pressure.

This guide focuses on what the government has published so far, what is scheduled to take effect from May 2026, and where the later phases are still to be confirmed. Where relevant, we link to official sources so you can read the original guidance.

Quick summary

• From 1 May 2026, Section 21 will be abolished and tenancies will move to a periodic model, as set out in the government implementation roadmap.
• Possession will still be possible, but landlords will need to rely on statutory grounds and follow the correct process.
• Rent increases will follow a defined statutory route and tenants will have routes to challenge increases they believe are unfair.
• Additional reforms, including the database and the ombudsman, are planned for later phases and will be confirmed through further detail from government.

Official sources used in this guide

If you only read two documents, make it these:

• Government guide to the Renters’ Rights Act
  https://www.gov.uk/government/publications/guide-to-the-renters-rights-act/guide-to-the-renters-rights-act
• Government implementation roadmap for the Renters’ Rights Act 2025
  https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap

For the legislation itself:

• Renters’ Rights Act 2025 on legislation.gov.uk
  https://www.legislation.gov.uk

And for a neutral parliamentary overview of what is happening and when:

• House of Commons Library briefing on renters reform in England
  https://commonslibrary.parliament.uk/renters-reform-in-england-whats-happening-and-when/

What the Renters’ Rights Act is trying to achieve

The government position is that the Act is intended to provide renters with greater security and protection, while still allowing landlords to regain possession for legitimate reasons, and to raise standards and improve routes for resolving disputes.

The detail matters, because the day to day impact is less about slogans and more about tenancy structure, notice, record keeping, and getting the process right.

What changes from May 2026

The government roadmap sets out that core tenancy reform is scheduled to be switched on from 1 May 2026. This is the change point most landlords should be planning around.

Section 21 will be abolished

Once the relevant provisions are in force, landlords will no longer be able to use Section 21 to regain possession without giving a reason. Possession will still be possible, but the route will be through statutory grounds.

Official guidance:

• Guide to the Renters’ Rights Act
• Implementation roadmap

Tenancies move to a periodic model

The Act replaces the assured shorthold tenancy model with a single system of assured periodic tenancies. Tenancies will no longer be structured around fixed terms in the same way, and renters will have a clearer ability to leave with notice.

This does not mean landlords lose control of their property. It means the framework changes, and the paperwork and processes need to match the new model.

Official guidance:

• Guide to the Renters’ Rights Act

Rent increases follow a defined statutory process

The government guidance sets out how rent increases will operate under the reformed system, including notice requirements and routes for challenge. The key takeaway for landlords is that rent reviews become more procedural, which means record keeping and timing become more important.

Official rent increase guidance:

• Rent increases in the private rented sector

Pets, discrimination protections, and other tenant rights

The government guide covers a range of protections and changes, including how pet requests must be handled and how certain forms of discrimination will be addressed. The practical impact for landlords is less about changing who you rent to and more about ensuring your criteria, advertising, and processes match the new requirements.

Official guidance:

• Guide to the Renters’ Rights Act

What comes later

The roadmap sets out that some elements will follow after the May 2026 switch on. These include the infrastructure pieces that support oversight and dispute resolution.

Private rented sector database

The government roadmap describes a database intended to support compliance and enforcement. The detail and timing are part of the phased rollout and will be confirmed through further guidance.

Private rented sector ombudsman

The Act provides for a new ombudsman model. The roadmap indicates this will follow in a later phase. Again, the key for landlords is to expect increased formality around complaints and dispute resolution, and to ensure your management process is tidy and evidenced.

Official guidance:

• Implementation roadmap

Timeline

• Now to April 2026 Review your tenancy setup, documents, compliance certificates, rent review approach, and property condition.
• 1 May 2026 Core tenancy reforms scheduled to begin, including Section 21 abolition and periodic tenancy structure, as set out in the implementation roadmap.
• Later phases Database and ombudsman rollout planned, with timing and detail to be confirmed through official guidance.

What landlords should do before May 2026

Most issues that cause problems later are not dramatic. They are small gaps that have built up quietly over time. A tenancy agreement that has been rolled forward, certificates that exist but are not stored properly, or a process that made sense a few years ago but now needs tightening.

Practical checklist

• Check your current tenancy paperwork is complete and accessible.
• Ensure your legal certificates are in date and correctly recorded.
• Review your rent position and how you would evidence market alignment.
• Make sure your possession plan is grounded in lawful grounds and a correct process.
• Review your management process for repairs, complaints, and written records.

Related landlord guide

Preparing for the Renters’ Rights Act

A practical landlord guide focused on preparation, what to tighten now, and how to avoid last minute surprises.

Read the guide

Key facts at the end

• Core tenancy reform is scheduled to begin from 1 May 2026, as set out in the government implementation roadmap.
• Section 21 will be abolished once the relevant provisions are in force.
• Tenancies will move to an assured periodic structure under the reformed model.
• Rent increases will follow a defined statutory route, with tenant challenge routes referenced in official guidance.
• Later phases include the private rented sector database and the ombudsman, with further detail to be confirmed through government guidance.

This article is general information only and does not constitute legal advice. For the full official position, refer to the linked government publications and legislation.

Updated 09/02/2026