A Guide to the Renters’ Rights Act — What Landlords and Tenants Need to Know (2026)

The Renters (Reform) Bill received Royal Assent in October 2025 and is now the Renters’ Rights Act, being implemented in phases across 2026. It represents the most significant change to the private rented sector in England in a generation.

Section 21 ‘no-fault’ evictions abolished

Section 21 evictions were abolished from 1 May 2026. Landlords can no longer end a tenancy without giving a reason. All possession claims must now go through the Section 8 process, with a specific, evidenced ground for possession.

Tenancies become periodic

Existing assured shorthold tenancies have converted to periodic assured tenancies with no fixed end date, giving tenants greater long-term security while landlords rely on the updated Section 8 grounds — for example, wanting to sell the property or move in a family member — where they can evidence the position.

Rent increases and bidding wars

New rules restrict landlords to one rent increase per year via the statutory process, and ban the practice of inviting or accepting offers above an advertised asking rent.

Tenant protections

The Act introduces protections against discrimination for tenants with children or those receiving benefits, and requires landlords to register on a new Private Rented Sector database.

What this means for your financing

Landlords reviewing their portfolio in light of these changes — including EPC and decent homes standard obligations — often need to revisit their mortgage strategy, whether that is remortgaging, restructuring into a limited company, or raising capital for compliance works. Our Buy-to-Let & Portfolio Landlord Hub covers financing options in more detail.