How Landlords Should Prepare for the Incoming Renters’ Rights Changes (2026)

January 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!

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