Private landlords in England should now be managing tenancies under the reforms introduced on 1 May 2026. The Renters’ Rights Act 2025 affects more than the wording of an agreement: it changes how properties are advertised, rents are increased and possession is recovered.
The first step is to identify the tenancy and the rules that apply to it. The reforms discussed here concern the affected private rented sector in England. They should not be applied indiscriminately to social housing, licences, holiday accommodation or property in Wales.
Review the tenancy and the proposed action
Most existing and new assured tenancies in the private rented sector have become periodic. Landlords can no longer serve a new section 21 notice for those tenancies. Recovering possession instead requires an available statutory ground and compliance with its conditions and procedure.
A wish to sell or regain occupation does not, by itself, establish an immediate right to possession. Check the ground, supporting evidence, notice period and any restrictions before making commitments to a purchaser or arranging works. A notice alone does not authorise eviction: where the tenant remains, the appropriate court and enforcement process must be followed.
The position of older notices also needs care. For affected tenancies, 31 July 2026 was generally the final date for starting proceedings using a section 8 or section 21 notice served before 1 May. Proceedings begun in time can continue. Particular section 8 cases involving a statutory breathing space require separate advice because an extension may apply. An old notice should not simply be reused.
Check letting and rent-management practices
The reforms introduced a revised statutory rent-increase process, restrictions on rental bidding and rent in advance, protections for applicants with children or receiving benefits, and duties when considering requests to keep pets. Review advertising templates, payment requests and instructions to agents against the rules for the tenancy concerned.
For relevant tenancies, rent increases generally require the revised section 13 process, with at least two months’ notice and no more than one increase a year. Keep the notice, evidence of service and the basis for the proposed rent. A lease clause or informal exchange should not be assumed to replace the statutory procedure.
Check that the required written tenancy information has been supplied and retain records of tenant communications. Using an agent does not remove the need to understand the landlord's own obligations.
Plan for later measures separately
The government's current guidance announces a regional rollout of the rental-property registration service from 15 December 2026, beginning in the West Midlands. That is a forthcoming step at this review date. Landlords should check the published registration timetable for their properties rather than assume a single nationwide start date.
The landlord ombudsman and further housing-standards measures follow separate implementation arrangements. For present decisions, distinguish those future requirements from duties already in force.
Balaghi & Rose advises on landlord-and-tenant disputes. Contact our team before serving a notice or taking action where the tenancy or transitional position is uncertain.
General information only. This article concerns private residential tenancies in England and reflects the position checked on 26 October 2026. It is not legal advice.
