Let’s start with the headline that has caught everyone’s attention. ASTs, the standard contract for most private lets, will cease to exist. Every eligible tenancy, whether brand new or decades old, will convert into an Assured Periodic Tenancy (APT).
What does this mean in practice?
This is a huge structural shift. The old system of fixed terms, break clauses, and renewals vanishes, replaced by an open-ended legal relationship. Importantly, any existing renewal clauses or break clauses become void the moment APTs take effect.
The end of Section 21: a “new normal” for possession
Perhaps the most controversial reform is the abolition of Section 21, often referred to as “no-fault” eviction. From May 2026, this route disappears entirely. Instead, landlords must rely on the expanded Section 8 grounds.
These include:
Each comes with its own evidence requirements and notice periods. For example, serious rent arrears (three months or more) remain a mandatory ground, but landlords must now give four weeks’ notice and provide a clear payment history and communication trail.
If you’re planning to sell, be aware the rules tighten significantly. You will need to demonstrate a genuine intention to sell and, once granted possession, the property cannot be re-let for at least twelve months. This is designed to stop landlords claiming they intend to sell simply to regain possession and re-market at a higher rent.
A protected 12-month period for tenants
One subtle but important shift is the new protection period. During the first 12 months of a tenancy, landlords cannot rely on the “move in” or “intention to sell” grounds (unless selling to another landlord who will take over the tenancy).
Tenants can still give notice during this time, but landlords must wait until the 12-month point to use these particular grounds.
Rent increases: a more evidence-based process
Rent increases aren’t going away, but the way they must be handled becomes more structured.
From May 2026:
The Tribunal will be stricter about evidence, so simply “testing the market” will no longer be viable. Landlords will need a clear rationale and accurate comparables.
Advance rent payments: ending for new tenancies
Many landlords use advance rent payments as a risk-mitigation strategy, particularly for students or applicants with limited UK financial history. Under the new rules, this will no longer be permitted on new tenancies. Existing tenancies that already pay in advance can continue to do so, but the practice cannot be carried forward into fresh agreements. Where affordability is uncertain, tenants will need a private guarantor instead.
Pets: the new legal right to request
Another big talking point is pets. Tenants will gain a statutory right to request permission to keep a pet. Landlords must respond within 28 days and can only refuse for legitimate reasons — for example, if the head lease prohibits pets. “No pets” clauses will no longer be enforceable after conversion to APTs. And importantly, while landlords cannot charge a higher deposit, the legislation does not currently restrict adjusting rent to reflect additional wear and tear, provided this is reasonable.
Rental bidding: the end of “best and final offers”
From May 2026, landlords and agents must advertise a rent and cannot ask for or encourage offers above it. Even more crucially, they cannot accept a higher offer, because acceptance would be deemed to “permit” bidding. A tenant can volunteer to pay more, but the landlord cannot take it. This change will require much sharper pricing from the outset and a different approach to competitive marketing.
Enforcement: a tougher regime with bigger penalties
The RRA significantly strengthens local authority powers. Expect more proactive investigations and a more data-driven enforcement culture once the National Landlord Database is operational. Fines are substantial.
Compliance is no longer optional. It’s a fundamental part of modern property management.
What should landlords be doing now?
The shift to APTs and evidence-based statutory processes means the administrative burden on landlords is about to increase considerably.
Managing a tenancy will involve:
The best thing landlords can do now is prepare early. That may mean working with a property manager, reviewing tenancy records, or planning strategically if you intend to sell or regain possession before the new rules take effect.
Our systems are already being updated, from Section 13 workflows to automated APT conversions, so landlords don’t have to navigate the change alone.
Final thought
The Renters’ Rights Act represents a philosophical shift as much as a legal one. The balance of power is being recalibrated, and the tenancy relationship is moving into a more regulated, documentation-heavy environment. For landlords who stay informed, organised, and compliant, the new system is manageable — even predictable. But ignoring the upcoming changes isn’t an option.
If you’d like to discuss how the RRA will affect your properties or would like help preparing for May 2026, you’re welcome to book a meeting with our team.
What does this mean in practice?
- Tenancies will no longer have fixed terms. The tenancy simply renews each rental period, usually monthly.
- Tenants can leave with two months’ notice, provided it aligns with their rent payment date.
- They cannot give notice within the first three months, meaning every new tenancy has a minimum three-month commitment baked in.
- Landlords can only end a tenancy using the statutory Section 8 grounds, many of which cannot be used until the tenant has been in occupation for at least 12 months.
This is a huge structural shift. The old system of fixed terms, break clauses, and renewals vanishes, replaced by an open-ended legal relationship. Importantly, any existing renewal clauses or break clauses become void the moment APTs take effect.
The end of Section 21: a “new normal” for possession
Perhaps the most controversial reform is the abolition of Section 21, often referred to as “no-fault” eviction. From May 2026, this route disappears entirely. Instead, landlords must rely on the expanded Section 8 grounds.
These include:
- The landlord (or close family member) needing to move back into the property
- Intention to sell the property
- Serious or repeated rent arrears
- Breach of tenancy
- Antisocial behaviour
Each comes with its own evidence requirements and notice periods. For example, serious rent arrears (three months or more) remain a mandatory ground, but landlords must now give four weeks’ notice and provide a clear payment history and communication trail.
If you’re planning to sell, be aware the rules tighten significantly. You will need to demonstrate a genuine intention to sell and, once granted possession, the property cannot be re-let for at least twelve months. This is designed to stop landlords claiming they intend to sell simply to regain possession and re-market at a higher rent.
A protected 12-month period for tenants
One subtle but important shift is the new protection period. During the first 12 months of a tenancy, landlords cannot rely on the “move in” or “intention to sell” grounds (unless selling to another landlord who will take over the tenancy).
Tenants can still give notice during this time, but landlords must wait until the 12-month point to use these particular grounds.
Rent increases: a more evidence-based process
Rent increases aren’t going away, but the way they must be handled becomes more structured.
From May 2026:
- All rent increases must be served using the updated Section 13 process.
- The notice period is two months.
- Increases must be supported by market evidence.
- Tenants may challenge the increase at the First Tier Tribunal.
The Tribunal will be stricter about evidence, so simply “testing the market” will no longer be viable. Landlords will need a clear rationale and accurate comparables.
Advance rent payments: ending for new tenancies
Many landlords use advance rent payments as a risk-mitigation strategy, particularly for students or applicants with limited UK financial history. Under the new rules, this will no longer be permitted on new tenancies. Existing tenancies that already pay in advance can continue to do so, but the practice cannot be carried forward into fresh agreements. Where affordability is uncertain, tenants will need a private guarantor instead.
Pets: the new legal right to request
Another big talking point is pets. Tenants will gain a statutory right to request permission to keep a pet. Landlords must respond within 28 days and can only refuse for legitimate reasons — for example, if the head lease prohibits pets. “No pets” clauses will no longer be enforceable after conversion to APTs. And importantly, while landlords cannot charge a higher deposit, the legislation does not currently restrict adjusting rent to reflect additional wear and tear, provided this is reasonable.
Rental bidding: the end of “best and final offers”
From May 2026, landlords and agents must advertise a rent and cannot ask for or encourage offers above it. Even more crucially, they cannot accept a higher offer, because acceptance would be deemed to “permit” bidding. A tenant can volunteer to pay more, but the landlord cannot take it. This change will require much sharper pricing from the outset and a different approach to competitive marketing.
Enforcement: a tougher regime with bigger penalties
The RRA significantly strengthens local authority powers. Expect more proactive investigations and a more data-driven enforcement culture once the National Landlord Database is operational. Fines are substantial.
- Up to £7,000 for initial breaches.
- Up to £40,000 for repeat offences.
Compliance is no longer optional. It’s a fundamental part of modern property management.
What should landlords be doing now?
The shift to APTs and evidence-based statutory processes means the administrative burden on landlords is about to increase considerably.
Managing a tenancy will involve:
- Updated agreements and documentation
- New notice templates
- Structured rent reviews
- Formal pet-request processes
- Evidence gathering for possession grounds
- Compliance mapping for existing portfolios
The best thing landlords can do now is prepare early. That may mean working with a property manager, reviewing tenancy records, or planning strategically if you intend to sell or regain possession before the new rules take effect.
Our systems are already being updated, from Section 13 workflows to automated APT conversions, so landlords don’t have to navigate the change alone.
Final thought
The Renters’ Rights Act represents a philosophical shift as much as a legal one. The balance of power is being recalibrated, and the tenancy relationship is moving into a more regulated, documentation-heavy environment. For landlords who stay informed, organised, and compliant, the new system is manageable — even predictable. But ignoring the upcoming changes isn’t an option.
If you’d like to discuss how the RRA will affect your properties or would like help preparing for May 2026, you’re welcome to book a meeting with our team.