Renters Reform Act: What Changes From 1st May 2026

The Renters Reform Act is bringing major changes to the rental market - and from 1st May 2026, many of the most important reforms come into force.

Here’s a clear, chronological breakdown of what’s changing and how it impacts you as a landlord:

📅 From 1st May 2026 – Key Changes Begin⚖️ Section 21 Abolished

• No more “no-fault” evictions
• All possession must now go through Section 8 with valid grounds
• Every eviction will require a court hearing

Key grounds to understand:

• Ground 1 – Occupation by landlord or family
• Ground 1a – Sale of property

These are mandatory grounds for eviction but the tenant can’t be evicted within 12 months of signing a new tenancy, but notice can be served in month 8 with 4 months’ notice.

Importantly: You can’t market or re-let within 16 months of serving these notices.

Ground 8 - Rent arrears (again a mandatory ground for possession)

• Tenant must be 3 months in arrears
• 4 weeks’ notice to remedy
• Approximately 4 months before court action

📑 New Tenancy Structure (End of Fixed Terms)

• Fixed-term ASTs are abolished
• All tenancies become rolling periodic agreements
• Tenants can leave at any time with 2 months’ notice
• This effectively means the minimum tenancy could be as short as 2 months

📈 Rent Increases - Section 13 Only

• Rent increases must be done via Section 13
• 2 months’ notice required
• Limited to once per 12 months
• Must reflect market rent
• Tenants can challenge increases

🐾 Pets & Tenant Rights

• Tenants can request a pet
• Landlords must respond within 28 days
• A further 7 days to provide a valid refusal reason

Valid refusal reasons include:

• Head lease restrictions
• Property size or suitability
• Nuisance or environmental concerns
• Health or phobias

🚫 Blanket bans on tenants are no longer allowed

• Children
• Tenants on benefits
• Pets

💷 Rent Payments & Deposits

• Rent in advance limited to 1 month
• Only payable once tenancy is signed
• Holding deposits can still be taken and typically contribute toward the tenancy deposit

📅 By 31st May 2026 – New Requirement

All landlords must provide tenants with the official government guidance:

DOWNLOAD

This must be issued to ensure tenants are fully informed of their rights under the new legislation.

Note: For fully managed properties we will be serving this on your behalf

📅 Coming Later (Not Immediate – But Important)🏛️ Late 2026

• Mandatory Landlord Ombudsman
• New PRS Property Database registration required

🏠 Future Phases

• Decent Homes Standard
• Awaab’s Law (strict timelines for hazard repairs)
• Will introduce tighter rules around property conditions and repair timescales

🚨 What This Means for Landlords

This isn’t just a legal update - it’s a complete shift in how tenancies are managed:

• More compliance and documentation required
• Longer eviction timelines
• Greater tenant rights and protections
• Increased financial risk if not managed correctly

👉 Need Help Navigating the Changes?

At NGU Homes, we’re already helping landlords prepare for these changes - ensuring full compliance while protecting your investment.

📩 Get in touch today for guidance, portfolio reviews, or full management support.

Stay compliant. Stay protected. Stay ahead.