How Landlords Should Prepare for the Incoming Renters’ Rights Changes (2026)
The private rented sector in the UK is about to see its biggest shake-up in a generation. From May 2026, new renters’ rights legislation will significantly change how rental properties are let and managed. For landlords, understanding these changes early and preparing properly will be key to protecting your investment and avoiding disruptions.
As estate agents working closely with landlords every day, we know that change can feel daunting — but with the right planning, these reforms can be managed smoothly. Below, we outline what’s changing and how landlords can prepare with confidence.
1. Know What’s Changing and When
The new legislation will be introduced in stages, starting in May 2026, and will apply to both new and existing tenancies.
Key changes include:
- The removal of fixed-term Assured Shorthold Tenancies, replaced by open-ended periodic tenancies
- The end of Section 21 no-fault evictions
- Rent increases limited to once per year, using a formal process
- A ban on rental bidding wars — properties must be marketed at a clear asking rent
- A cap on rent paid in advance
- Stronger rules preventing discrimination against tenants with children or those in receipt of benefits
- A legal right for tenants to request permission to keep pets
Later in 2026, a national landlord register and a new landlord ombudsman scheme will also be introduced.
2. Prepare for Open-Ended Tenancies
From May 2026, all tenancies will automatically become periodic, meaning they won’t end on a fixed date. While landlords won’t need to reissue contracts immediately, tenants must be given clear information explaining the new structure.
Our advice:
- Review your current tenancy agreements
- Ensure your paperwork reflects the new rules
- Keep tenant communication clear and well documented
Having the correct documentation in place will help avoid confusion and disputes later on.
3. Understand How Possession Will Work Going Forward
With Section 21 removed, landlords will need to rely on specific legal grounds to regain possession, such as rent arrears, anti-social behaviour, selling the property, or moving back in themselves.
These grounds will be more structured and evidence-based.
What landlords should do now:
- Keep accurate records of rent payments and tenant communications
- Act early if issues arise rather than letting problems escalate
- Speak with your agent or legal advisor before serving notice
Good preparation will make the process far more straightforward if possession is ever needed.
4. Review Your Approach to Rent Increases
Rent increases will be more regulated under the new system:
- Only one increase per year will be allowed
- Informal or automatic rent review clauses will no longer apply
- Increases must be reasonable and in line with market value
Best practice:
- Review rents annually
- Use local market evidence to support any increase
- Give tenants clear notice and explanation
A fair, transparent approach often leads to better long-term tenant relationships.
5. Update Property Marketing and Tenant Selection
From 2026, landlords and agents will need to ensure that:
- Properties are advertised with a fixed rental price
- Offers above the asking rent are not accepted
- Marketing language is inclusive and compliant
We recommend:
- Reviewing online listings and brochures
- Using affordability checks rather than blanket criteria
- Ensuring all advertising complies with the new rules
Professional marketing will continue to attract quality tenants while staying compliant.
6. Be Ready for Pet Requests
Tenants will have the right to request a pet, and landlords must consider these requests fairly. While refusal is still possible in certain circumstances, it must be justified.
How to prepare:
- Create a clear pet policy
- Review your insurance cover
- Factor potential wear and tear into maintenance planning
Handled properly, pets don’t have to be a concern — and may even widen your pool of potential tenants.
7. Prepare for the Landlord Register
A national Private Rented Sector register will be introduced, requiring landlords and properties to be registered.
To prepare:
- Ensure all safety certificates are up to date
- Keep records organised and accessible
- Monitor deadlines once registration opens
Staying organised now will make compliance much easier later.
8. Take Enforcement Seriously
Local authorities will have stronger powers to enforce the new rules, with penalties for non-compliance.
Our advice:
- Stay proactive with property maintenance
- Respond quickly to repair requests
- Keep written records of all actions taken
Professional management can significantly reduce risk in this area.
9. Work With Professionals You Trust
With so many changes coming, many landlords will benefit from ongoing professional support.
Whether it’s a managing agent, legal advisor, or landlord association, having the right team in place can save time, stress, and money.
Final Thoughts
The 2026 renters’ rights changes mark a major shift for UK landlords, but with early preparation and the right guidance, they don’t have to be disruptive.
By reviewing your tenancies, updating processes, and staying informed, you’ll be well positioned to continue letting your property successfully in the new regulatory landscape.
If you’d like tailored advice on how these changes may affect your rental property — or support managing your portfolio — our team would be happy to help. Give us a call on 0121 681 6327!