Renters’ Rights Act: New Rules Landlords Can’t Ignore!

The Renters Rights Act introduces the most significant shake-up to the private rented sector in decades, with Phase 1 taking effect from 1st May 2026.

For landlords, understanding these changes early is essential for staying compliant, avoiding risk, and maintaining positive, professional relationships with tenants.

Below is a clear breakdown of what the new rules mean for you and how to prepare.

Abolition of Section 21: What It Means for Landlords

From 1st May 2026, Section 21 evictions—where landlords can require tenants to leave without needing to give a specific reason—will be abolished. This means you will no longer be able to regain possession simply by serving a Section 21 notice.

Instead, all evictions will need to rely on Section 8 grounds, which are being expanded and strengthened to ensure landlords can still recover their properties for legitimate reasons—such as selling, moving back in, or dealing with serious rent arrears or anti-social behaviour.

What landlords need to do:

• Ensure you have good documentation for any tenancy breaches.
• Plan ahead if you expect to sell or move into the property.
• Familiarise yourself with the updated Section 8 grounds and required evidence.
  

Introduction of Assured Periodic Tenancies

Fixed-term contracts will effectively be replaced with Assured Periodic Tenancies, meaning tenancies become open-ended by default.

What this means for landlords:

• Tenants may stay indefinitely unless you have a valid Section 8 ground.
• Tenants can give two months’ notice at any time, which may impact planning for void periods.
• You’ll need robust tenancy agreements that reflect the new legal structure.

While this offers tenants more stability, landlords can still regain possession when a legitimate need arises—just with clearer processes and requirements.

Revised Possession Grounds: More Structure, More Clarity

With Section 21 removed, the government is reforming Section 8 to make possession grounds more workable and balanced for both parties.

Landlords will still be able to regain possession for reasons such as:

• Intention to sell
• Intention to move themselves or close family into the property
• Persistent rent arrears
• Breaches of tenancy, including anti-social behaviour

These changes encourage transparency while ensuring responsible landlords are able to act when necessary.

Rent Increase Rules: Once Per Year Only

From 1st May 2026, landlords will be limited to one rent increase per 12 months.

All rent increases must:

• Be issued via a Section 13 notice,
• Give two months’ notice, and
• Be fair and reflective of market value.

This change prevents unpredictable rent adjustments and encourages long-term planning. For landlords, it means ensuring annual reviews are scheduled, justified, and properly documented.

Ban on Rental Bidding and Excessive Rent in Advance

The Act will make it illegal to encourage or accept rental bidding, eliminating competitive “offer above asking” processes.

Additionally, demanding rent in advance above standard levels will also be banned.

Landlords should review their referencing and affordability processes to ensure compliance and avoid unintentionally breaching these new rules.

No Discrimination Against Families or Benefit Claimants

From May 2026, it becomes illegal to refuse tenants because they:

• Have children, or
• Receive benefits.

This change formalises what many professional landlords already do: assess tenants based on suitability, affordability, and references rather than their personal circumstances.

Pet Requests Must Be Considered Fairly

Tenants will have a legal right to request permission to keep a pet, and landlords must:

• Consider the request,
• Respond reasonably, and
• Provide valid grounds if refusing.

You may still decline requests where there are genuine risks (e.g., lease restrictions, property unsuitability), but blanket bans will no longer be acceptable.

Landlords may wish to consider:

• Pet clauses,
• Pet deposits (where legally allowed),
• Clear rules for damage responsibilities.

Stronger Enforcement and Rent Repayment Orders

Local authorities will receive enhanced enforcement powers, meaning non-compliance will carry greater risk.

Rent Repayment Orders will also become more robust, increasing the importance of:

• Following correct notice procedures
• Maintaining safe and compliant property standards
• Keeping accurate records of all interactions and actions taken

Professional landlords stand to benefit from tougher action against rogue operators who damage the sector’s reputation.

Preparing for May 2026: Action Points for Landlords

To stay ahead of the changes, landlords should start preparing now. Key steps include:

• Familiarise yourself with the revised Section 8 grounds and ensure processes are documented.
• Build a clear rent review schedule to align with new once-a-year rules.
• Update tenant selection criteria to ensure compliance with anti-discrimination rules.
• Create a pets policy that supports fair consideration of requests.
• Keep properties to high safety and maintenance standards to avoid enforcement issues.
  

The Renters Rights Act aims to create a more transparent and stable rental sector.

For responsible landlords, these changes offer clarity, structure, and the opportunity to operate with confidence in a modernised system.

Need Expert Support? We’re Here to Help

The Renters Rights Act brings major changes, but with the right guidance, Coventry landlords can stay ahead of the curve.

Working with a knowledgeable Coventry Letting Agent ensures your rental property remains compliant, profitable, and well-managed throughout the transition.

If you’d like help reviewing your tenancies, updating documentation, or preparing for May 2026, our team is here to support you every step of the way.