The New Rules of Renting

Written by Lisa Proffitt | 11th March 2026

How landlords can prepare for the Renters’ Rights Act, May 2026

Demand for quality rental homes throughout the UK remains strong, but the legal landscape for landlords has shifted. The Renters’ Rights Act officially became law at the end of 2025, giving local councils greater powers to inspect properties and enforce housing standards. Some measures have already been introduced, but the wider reforms come into force on 1 May 2026, bringing significant changes to how landlords manage tenancies, rent increases and evictions.

Understanding these changes now will help landlords avoid costly mistakes and stay compliant with the new law.

Five Key Changes to renting rules in 2026

The end of Section 21 “No fault” evictions

One of the most significant changes is the abolition of Section 21, often referred to as “no fault” evictions.

From May 2026, landlords will no longer be able to end a tenancy without providing a valid reason. Instead, landlords must use Section 8 and demonstrate specific grounds for possession, for example:

Selling the property
Moving into the property
Serious or repeated rent arrears or anti-social behaviour by the tenant

If you have tenants with a poor payment history and their fixed term ends before May 2026, it may be worth reviewing your options before the new law takes effect.

Fixed-term tenancy agreements will end

The Renters’ Rights Act will remove traditional fixed-term tenancy agreements.

Instead, all tenancies will become periodic rolling tenancies, with no fixed end date.

Under the new rules:

Tenants can give two months’ notice to leave at any time
Early termination clauses in current contracts will no longer apply

New rules for rent increases

Landlords will still be able to increase rent, but the process will change.

Rent can only be increased once per year using a Section 13 notice.

Tenants will also have the right to challenge increases through a tribunal if they believe the new rent is above the market rate.

For landlords with a property currently on a rolling tenancy, or a fixed term that ends before May 2026, it may be worth reviewing the rental price to reflect the current market before the new rules apply.

Restrictions on paying rent in advance

Another change introduced by the Renters’ Rights Act limits how rent can be paid at the start of a tenancy.

From May 2026, landlords will not be able to:

Accept offers above the advertised rent
Accept more than one month’s rent in advance

This change aims to prevent tenants from being pressured into bidding wars in competitive rental markets.

New rules for renting with pets

Pets in rental properties have always been a bone of contention between landlords and tenants.

Under the new rules:

Landlords may still advertise a property as “no pets”
However, once a tenancy has begun, landlords may only refuse a pet request under specific reasonable conditions

Need advice before the law changes?

If you’re unsure how the new rules will affect your rental property and need advice on tenancy decisions before the law changes, Michael Graham Lettings can help.