27/04/2026
Mark Walsh Estates The Renters Rights Act goes live in 4 days.
Here is what changes on 1 May 2026 and what it actually means if you are a landlord.
Section 21 is gone.
No-fault evictions are abolished. If you want your property back, you now need a legally valid reason — selling, moving family in, serious arrears, or anti-social behaviour. That is it.
No more fixed-term tenancies.
Every single tenancy — new and existing — automatically becomes periodic from 1 May. Rolling month to month, no end date. Your current fixed-term contracts convert automatically. You do not need to do anything, but you do need to understand what that means for you.
Rent increases are capped to once a year.
You must use a formal Section 13 notice and give two months’ notice. Tenants can challenge increases they consider above market rate at tribunal.
Bidding wars are now a criminal offence.
You cannot invite, encourage, or accept offers above the advertised rent. That is now illegal.
Pets — harder to say no.

Tenants have a legal right to request a pet. You must respond within 28 days and cannot unreasonably refuse.
Fines go up significantly.
Local councils now have mandatory enforcement powers. Fines range from £7,000 to £40,000 depending on the breach.
One more thing that most landlords have missed.
You are legally required to give every existing tenant a government Information Sheet by 31 May 2026. That is not optional.
I have been a landlord since 1997. I have seen a lot of legislation come and go. This one is different. The shift from fixed terms to periodic tenancies alone changes how you think about voids, tenant relationships, and long-term planning.
Are You Compliant Get Protected
https://www.walshestates.co.uk/rentersrightsactprotectform
Mark Walsh Estates
Jemma Jones
[email protected]
