1 May 2026

The Renters’ Rights Act Starts 1st May 2026

The new rules come into force on Friday, 1st of May, 2026. It’s the biggest change to private renting in over 30 years, and we know a lot of landlords have been wondering what it actually means for them.

Here’s the short version: the rules are changing, but we’ve been getting ready for this. If you let your property through us, we’re on it. If you manage your own property, this guide will walk you through what’s happening and what you need to do.

The Renters’ Rights Act isn’t designed to make life harder for landlords. It’s about putting clearer rules in place for how tenancies work. A lot of the changes simply formalise good practice that responsible landlords were already following. Others introduce new processes that take a bit of getting used to, but nothing that can’t be handled with the right support.

We’ve been helping Norwich landlords for over 30 years. We’ve seen plenty of changes in that time, and we’ve always helped our landlords adapt. This one’s no different.

Here’s what’s changing and what it means for you.

What changes on 1st May

Section 21 is gone

From 1st May, you can no longer serve a Section 21 notice to end a tenancy. This is the headline change, and it’s the one landlords ask us about most.

Section 21 allowed you to end a tenancy without giving a reason, as long as you gave two months’ notice. It was often called a “no-fault eviction” because the tenant didn’t have to have done anything wrong.

Under the new rules, if you need to end a tenancy, you’ll use Section 8 instead. That means you need a valid reason. The reasons include things like selling the property, moving back in, rent arrears, or antisocial behaviour.

For most landlords, this sounds scarier than it is. If you’re ending a tenancy because you’re selling or moving back in, you can still do that. The difference is you now follow a set process and give the right notice. For selling or moving in, that’s four months.

There’s also a 12-month protected period at the start of new tenancies. You can’t use the selling or moving-in reasons during the first year. After that, the usual rules apply.

If you’ve already served a valid Section 21 notice before the 1st May, you can still go ahead with it. But you’ll need to get your court application in by 31st July, 2026 or the notice expires.

Fixed-term tenancies end

All assured shorthold tenancies become periodic tenancies from the 1st May. That means they roll on month to month with no fixed end date.

If you have tenants on a fixed-term contract right now, it automatically converts. You don’t need to issue new paperwork or get anything signed. The tenancy just continues on a rolling basis.

For tenants, this means more flexibility. They can leave with two months’ notice whenever they want, rather than waiting for a fixed term to finish.

For landlords, it means thinking about tenancy length a bit differently. But honestly, most tenants who are happy in a property stay for years anyway. Rolling tenancies don’t change that. What they do is get rid of the hassle of renewals and break clauses. Both sides get a clearer, simpler process.

Rent increases work differently

Rent review clauses in tenancy agreements won’t apply for increases after the 1st May anymore. Instead, all rent increases have to follow the Section 13 process.

That means you can only increase rent once a year, and you have to give at least two months’ written notice. The increase should reflect the market rate. Tenants can challenge an increase if they think it’s above market value, and it would go to a tribunal.

If you already take a fair, transparent approach to rent increases, this won’t feel like a big deal. It just puts a proper process around what you were probably doing anyway.

We handle rent reviews for our managed properties and we’re happy to advise if you’re not sure how to approach it.

Tenants can request pets

Tenants now have the right to ask for permission to keep a pet. They have to put the request in writing with details about the pet.

You’ve got 28 days to respond. You can still say no if it’s reasonable. For example, if your lease doesn’t allow pets, if the property isn’t right for the type of pet, or if you’ve got real concerns about noise or damage.

What you can’t do is have a blanket ban. Each request has to be looked at properly.

This is actually an opportunity. Pet-friendly rentals are in high demand, and tenants with pets often stay longer because their options are limited. Saying yes, where it makes sense, can work in your favour.

We can help you work through pet requests fairly and make sure you’ve got the right things in place, like clear pet policies and good inventories.

No more rent bidding

From 1st May, all rental adverts have to show the asking rent. You can’t invite or accept offers above that.

This is aimed at stopping bidding wars, which have become more common in busy areas. For landlords, it means getting your pricing right from the start. For tenants, it means more transparency about what a property actually costs.

We already help our landlords price their properties based on what we’re seeing locally. This change just makes that good practice official.

One month’s rent in advance only

For new tenancies signed from the 1st May, you can only ask for one month’s rent upfront. You also can’t take any rent before the tenancy agreement is signed.

This is a shift for landlords who used to ask for several months in advance, especially for tenants without a UK credit history. But there are still ways to reduce risk, like using guarantors and doing proper referencing. We can talk you through the options if this affects you.

Dates to remember

1st May, 2026. The main changes kick in. Section 21 goes, tenancies become periodic, and the new rules on rent, pets and possession grounds all apply.

31st May, 2026. Deadline to give the government information leaflet to all your existing tenants. If you have student tenants, you also need to let them know you might use the new Ground 4A for student properties.

31st July, 2026. Last day to get a court application in for any Section 21 notice served before the 1st May. After this, all Section 21 notices become invalid.

What you need to do

If we manage your property, we’re sorting the information leaflet for you. We’ll make sure it gets to your tenants by the 31st May deadline. You don’t need to do anything.

If you manage your own property, you need to download the official information sheet from GOV.UK and give it to every tenant on the agreement by the 31st May. Just sending a link in an email doesn’t count. You have to send the actual PDF, either printed and posted, handed over, or attached to an email. Keep a record of when you sent it and how. If you don’t get it done in time, you could be fined up to £7,000.

If you’ve already served a Section 21 notice before 1st May, check it’s valid and make sure you get your court application in before the 31st July if you’re going ahead with it.

What stays the same

You can still choose your tenants. You can still put the rent up. You can still get your property back when you need to sell or move in.

The Renters’ Rights Act doesn’t take any of that away. It just puts clearer rules around how it all works. Proper notice periods, valid reasons for possession, formal processes for rent increases. If you follow the rules, you’re covered.

For landlords who already treat their tenants fairly and keep their properties well maintained, a lot of this will feel familiar. The Act brings everyone up to the same standard.

What happens if something is missed

If something is missed, local authorities have more power to step in. This can include financial penalties or formal requests for information.

Some issues can also limit what you are able to do as a landlord. For example, problems with deposit protection or missing registration details can affect your ability to regain possession. In certain cases, tenants may be able to apply for a rent repayment order.

First time landlord?

Being a first-time landlord can feel daunting, and it’s not always easy to know where to start, especially with the new rules coming into place this May.

Here are some of the first steps to think about to keep your property and contracts compliant under the Renters’ Rights Act.

Get your paperwork right

From the 1st of May, all new tenancies need to be set up as assured periodic tenancies. You’ll need to provide tenants with a written statement of the key terms before the agreement is signed. Make sure your tenancy agreement reflects the new rules.

Understand how deposits work

Deposits must be protected in a government-approved scheme within 30 days. You’ll need to give your tenant the prescribed information about where their deposit is held. Problems with deposit protection can affect your ability to regain possession later.

Know the rules on rent

You can only ask for one month’s rent in advance, and only after the tenancy agreement is signed. Rent increases must follow the Section 13 process, once a year with two months’ notice.

Be ready for pet requests

Tenants can request a pet in writing. You have 28 days to respond and can only refuse if it’s reasonable. You can’t have a blanket no-pets policy.

Keep records

Good records matter more than ever. Keep copies of tenancy agreements, deposit protection certificates, safety certificates, inspection reports and any correspondence with tenants.

Know when you can regain possession

If you need your property back, you’ll use Section 8 with a valid ground. For selling or moving back in, you need to give four months’ notice and can’t use these grounds in the first 12 months of a new tenancy.

Still feeling overwhelmed? You can chat with our team about lettings management and support. We’re here to help and happy to talk anything through.

How Prolet Property Services can help

Changes to tenancy law affect more than paperwork. They shape how tenancies are set up, managed and resolved day to day.

Property management helps by making sure these steps are followed from the start. This includes finding and checking tenants, setting up the tenancy correctly, managing rent changes and keeping records up to date.

We check each applicant, follow up references and make sure they are suitable for the property. We collect rent, follow up missed payments and ensure deposits stay protected. If an issue comes up during a tenancy, we explain your options and the correct steps to take. We arrange repairs, carry out inspections and stay in touch with tenants.

If you’d like help managing your property as the rules change, give us a call on 01603 763363 or email letting-enquiries@prolet.co.uk.