Renters’ Rights Act: Your 2026 Countdown — What Lettings Teams Must Do Now

The rental landscape in England is changing more dramatically than at any time in decades, and lettings teams must be prepared. What was once known as the Renters’ Reform Bill is now the Renters’ Rights Act 2025, and its first major reforms will come into force on 1 May 2026.

In this article, we explain what’s now actually happening, when key changes will take effect, and how letting agents and landlords should prepare — including where professional reporting from No Letting Go can help you stay compliant and protect your business.

Updated Legal Timeline You Need to Know

After receiving Royal Assent on 27 October 2025, the Renters’ Rights Act became law. However, most of its major provisions aren’t active yet — they will be introduced in phases beginning:

Phase One — 1 May 2026

This is the date that matters first for letting agents:

• Abolition of Section 21 “no-fault” evictions. Landlords can no longer evict tenants without a legal reason and must instead use updated Section 8 grounds.

• All tenancies will become periodic tenancies rather than fixed-term assured shorthold tenancies.

• Written tenancy information (a standardized written statement) will be required from the outset.

• Rent increase restrictions will take effect (landlords can increase rent only once per year and after proper notice).

• Limits on rent bidding and pet refusal rules will apply.

These changes will apply to existing and new tenancies alike, so there’s no grace period — agents and landlords should have prepared well in advance.

Later Phases — Late 2026 and Beyond

Some aspects of the Act will be introduced later:

• A PRS database for landlords and properties (likely late 2026).

• A private rented sector ombudsman service (part of phase two) and extended property standards under Awaab’s Law and the Decent Homes Standard (phase three — dates not yet finalised).

What This Means for Letting Agents

No More Section 21 Evictions

This is the standout change everyone is talking about. From 1 May 2026:

• Landlords cannot use Section 21 to remove tenants for no reason.

• Letting agencies must shift emphasis to strong documented grounds under Section 8, such as serious rent arrears or breach of tenancy terms.

• Agents should be ready to advise landlords about the new framework and how to evidence issues in the tenancy.

Focus on Proper Documentation

With notice-based evictions and extended tenant protections, having:

• accurate check-ins,

• property inventories,

• digital signatures,

• clear move-in/move-out records

…is more important than ever. Clear, professional reporting reduces risk and strengthens possession cases when landlords must rely on Section 8 grounds.

Rent, Bidding & Tenancy Structure Changes

From 1 May 2026:

• Rent can only be increased once per year with proper notice.

• Agents can’t advertise “offers above asking.”

• Tenancies default to periodic, meaning there’s no ‘natural end date’ landlords can use to regain possession without grounds.

How This Impacts the Market

These changes are aimed at giving tenants more security and fairness. However, for agents and landlords, it also means:

✔ Stronger Evidence Expectations

Courts and tribunals will require stronger documentation where landlords seek possession.
Reports that are:

• photographic,

• timestamped,

• digitally signed,

• and detail-by-detail accurate

…will be the foundation of any successful Section 8 application.

✔ Greater Reliance on Compliance & Documentation

When fixed-term tenancies disappear and rolling tenancies become standard, the way disputes are handled shifts from “no reason needed” to “evidence required.” That means landlords will look to letting agents who can provide:

• consistent reporting quality

• professional check-outs

• complete records for compliance and disputes

How No Letting Go Helps You Prepare

Now is the time to get systems and processes fully aligned:

• Professional Inventory Reports — Compliant, detailed, and neutral evidence.

• Check-In and Check-Out Documentation — Clear condition records every time.

• Digital Signatures & Audit Trails — Stronger evidence, defensible in disputes.

• Property Visit Reports — Ongoing condition monitoring mid-tenancy.

These tools become more valuable when landlords can no longer issue Section 21 notices at will, and possession cases rely heavily on clear documentary evidence.

FAQs – Renters’ Rights Act & What Letting Agents Need to Know

1. When does the Renters’ Rights Act come into force?

The first phase of the Act comes into force on 1 May 2026, introducing major reforms including the abolition of Section 21 evictions and the shift to periodic tenancies. Some later provisions, such as the PRS database and ombudsman scheme, will follow in phases across late 2026 and beyond.

2. Does the Act apply to existing tenancies or just new ones?

Yes — the reforms will apply to both existing and new tenancies from the point of implementation. There is no grace period for pre-existing contracts, meaning letting agents and landlords must be fully prepared before May 2026.

3. Can landlords still increase rent under the new rules?

Yes, but with stricter limits. Rent can only be increased once per year, and landlords must provide at least two months’ notice. Letting agents should update their tenancy documentation and communications accordingly.

4. What happens without Section 21?

Landlords must now use Section 8, which means they need to prove a legal reason (e.g. rent arrears, breach of tenancy, sale of property, anti-social behaviour). Solid, consistent documentation — such as mid-tenancy reports and inventory check-outs — will be vital.

5. How can No Letting Go help with these changes?

NLG supports letting agents and landlords with:

• Check-in and check-out inventory reports

• Digitally signed documentation

• Ongoing mid-tenancy property visits

• Compliant, timestamped records

These services are essential for landlords navigating the stricter legal landscape post-Section 21. Reports from NLG are trusted by adjudicators and can help reduce the chance of a dispute — currently, less than 0.01% of our reports go to adjudication.

6. Do we need to update our tenancy agreements?

Yes. Agents should review their contracts to ensure:

• Periodic tenancy terms are clear

• Rent review clauses are updated

• Pet clauses and deposit processes meet the new standards

It’s also critical to begin issuing the written tenancy statement, which will become mandatory under the new law.

Stay Ahead of Reform

The Renters’ Rights Act is the biggest overhaul the private rental sector has seen in decades — and its first phase begins on 1 May 2026.

As the law continues to unfold, lettings teams that invest in accurate reporting and compliance documentation will find themselves better equipped to support landlords, reduce disputes, and safeguard rental income.