Quick summary

The Renters’ Rights Act introduces a new tenancy framework and strengthens enforcement. Phase 1 (from 1 May 2026) includes:

End of Section 21 (no-fault eviction) in the private rented sector

Assured Periodic Tenancies as the default tenancy regime

Reformed Section 8 grounds, including changes designed to deal with serious rent arrears and anti-social behaviour

Rent increases limited to once per year, using the revised Section 13 process with at least 2 months’ notice

Ban on rental bidding, plus limits on rent in advance (no more than 1 month’s rent in advance)

Stronger rights to request a pet, with landlords required to consider requests and not unreasonably refuse 

Rent increases under the Renters’ Rights Act

The direction is clear: fewer surprises, more structure.

From 1 May 2026, rent increases are expected to be limited to once per year, and landlords must follow the revised Section 13 process, including giving the tenant at least 2 months’ notice before the increase is due to take effect.

That makes it even more important to know where your rent sits today, with evidence. 

Pets and the Renters’ Rights Act 

This is one of the most searched topics, and it’s worth being clear.

The government guidance sets out strengthened rights for tenants to request a pet, with landlords required to consider requests and not unreasonably refuse. Tenants can challenge decisions they believe are unfair. 

Landlords don’t need to panic, they need a plan 

Most landlords will be fine if they have the right structure in place. Where we see problems is when income protection relies on best intentions rather than process.

A good plan should answer five practical questions:

If something goes wrong, how protected is your income?

How strong is your tenant qualification and decision-making process?

Do you know your true market rent and your net position today?

How quickly could you re-let, and how are you reducing turnover risk?

If a tenancy was challenged, could you evidence your compliance and process quickly?

If those questions feel uncomfortable, that’s not a crisis. It’s a useful signal to tighten your setup now, while there’s still runway before May. 

Download the updated Renters’ Rights Guide 

We’ve pulled everything into one practical guide, designed for landlords who want clarity and a plan.

Inside the guide:

Main headline changes and what they mean in practice

Enforcement and penalties and why being watertight matters

Clear explanation of rent increases under the new structure

Protecting your rental income, including the key levers that matter most

Readiness Checklist, A a quick way to sense-check whether your setup is ready, and what you should tighten before May.