Renters’ Rights Act: Key Changes and Dates

A Major Reform to the Private Rented Sector

The Government has confirmed the implementation of the Renters’ Rights Act, representing the most significant overhaul of landlord and tenant law in over 30 years. These reforms will reshape how tenancies operate, how rent can be increased, and how possession can be regained.

At James & Sons, we are already preparing for these changes to ensure your properties remain compliant, protected, and professionally managed.

Key Changes Landlords Need to Know

Abolition of Section 21 (No‑Fault Evictions)

From 1 May 2026, landlords will no longer be able to end a tenancy using Section 21. All evictions must follow the strengthened Section 8 process.

What this means:

• No more two‑month “no‑fault” notices
• Longer notice periods for most grounds
• Evidence required for every claim
• All contested cases will require a court hearing

All Tenancies Become Periodic

Fixed‑term ASTs will be abolished. All new and existing tenancies will convert to rolling periodic agreements.

Key points:

• Tenants can give 2 months’ notice at any time
• Written tenancy terms become mandatory
• Maximum one month’s rent can be taken in advance (unless voluntarily offered by the tenant)

New Rules on Rent Increases

Rent can only be increased once every 12 months, and only via the Section 13 statutory notice.

Requirements:

• Minimum 2 months’ notice
• Rent must reflect current market value
• Tenants gain stronger rights to challenge increases

Strengthened Section 8 Grounds (Possession)

Changes include:

• Rent arrears: tenant must be 3 months in arrears before notice can be served
• Selling or moving in: cannot be used within the first 12 months of a tenancy
• Re‑letting restrictions: properties cannot be re‑let for 12 months after using the “sale” ground
• Anti‑social behaviour: landlords can begin proceedings immediately

Pets & Anti‑Discrimination Rules

Blanket bans on pets, children, or tenants receiving benefits will be unlawful.

Landlords must:

• Consider pet requests individually
• Respond within 28 days
• Provide a valid reason if refusing
• Remove discriminatory wording from adverts

Mandatory Landlord Ombudsman & PRS Database

From late 2026, all landlords must register with:

• The Private Rented Sector Database, and
• The Landlord Ombudsman scheme

Decent Homes Standard (PRS)

A new minimum property standard will apply from 2035 onwards, including:

• Damp and mould compliance (Awaab’s Law)
• Safe, warm, hazard‑free homes
• Minimum repair and facility standards

Implementation Timeline

How James & Sons Is Preparing on Your Behalf

We understand these reforms may feel overwhelming, but we want to reassure you that James & Sons is already taking proactive steps to ensure full compliance across your portfolio.

We will:

Update all tenancy agreements

We will adopt a new tenancy template to reflect the periodic structure and remove unenforceable clauses.

Update and issue the new Section 13 notices

We will ensure all rent reviews follow the new rules and are supported by market evidence.

Serve Written Statements for all existing tenancies

This will be a legal requirement when ASTs convert to periodic agreements.
We will prepare, serve, and record all Written Statements on your behalf.

Review all property adverts

We will remove any wording that could be considered discriminatory under the new rules.

Strengthen tenant referencing and affordability checks

This will help mitigate the increased risk associated with longer possession timelines.

Maintain detailed communication and maintenance records

This ensures you are protected should a Section 8 claim be required.

Guide you through PRS Database and Ombudsman registration

We will notify you when registration becomes mandatory and assist with the process.

Advise on property condition improvements

We will help you prepare for the Decent Homes Standard well ahead of the 2035 deadline.

What We Recommend Landlords Do Now

Although James & Sons will manage the regulatory changes, you may wish to:

• Review long‑term plans for each property
• Budget for potential voids due to increased tenant mobility
• Begin planning for future property improvements
• Contact us if you are considering rent adjustments in 2026

We’re Here to Support You

The Renters’ Rights Act represents a major shift in the sector, but with early preparation and expert guidance, landlords can navigate the changes confidently.

If you would like to discuss how these reforms affect your property or portfolio, please contact the James & Sons Property Management Team.