12 May 2026 · Sable and Stone Real Estate

10 Key Changes Landlords Need to Know About the Renters' Rights Act in Southall, Reading and South Wales

The UK rental sector is undergoing significant legal transformation. The Renters' Rights Act, effective from May 2026 in England, is fundamentally reshaping landlord responsibilities and tenant protections. While the changes primarily apply to England, Welsh landlords should monitor evolving housing legislation too.

1. Section 21 "No-Fault" Evictions Have Ended

Landlords can no longer evict tenants without legal justification. Instead, they must rely on updated Section 8 grounds including serious rent arrears, anti-social behaviour, property sale, or owner occupation.

2. Fixed-Term Tenancies Have Been Replaced

Traditional assured shorthold tenancies with fixed end dates are now rolling periodic tenancies. This provides tenants greater continuity while requiring landlords to follow legal possession grounds to regain their properties.

3. Rent Increases Are More Restricted

Landlords can increase rent once annually through formal procedures. Tenants may challenge increases they consider unfair or above market value through tribunals.

4. Rental Bidding Wars Are Prohibited

Landlords and agents cannot encourage tenants to bid above advertised prices, promoting transparency in competitive markets.

5. Stronger Rules Around Upfront Rent Payments

The legislation limits advance rent requests and prohibits payments that would breach the Tenant Fees Act.

6. Tenants Have Greater Rights to Keep Pets

Tenants can formally request pet permission and landlords must respond reasonably. Blanket pet bans are increasingly hard to justify.

7. Discrimination Rules Have Tightened

Landlords cannot automatically refuse applicants based on benefit receipt, children, or household category.

8. New Landlord Compliance Requirements

Landlords must provide updated tenancy information, maintain current documentation, follow proper notice procedures, and meet property standards. Failures risk penalties or restrictions on possession claims.

9. A New Property Ombudsman and Portal Are Being Introduced

New systems enhance transparency, accountability and dispute resolution while enforcing landlord compliance standards.

10. Court and Enforcement Changes Could Impact Landlords

With Section 21 removed, possession cases increasingly rely on Section 8 grounds, potentially extending timelines. Proper documentation and procedure are critical.

Recommendations for Landlords

Review tenancy agreements, update compliance procedures, understand the new possession grounds, maintain high property standards, and engage experienced professionals. Our landlord health check covers all of this in a single visit.