Insights
Renters’ Rights Act - What Landlords & Tenants Need to Know for 2026
by Ella Crisp
Big news for our local neighbourhoods! The Renters’ Rights Act has officially become law following Royal Assent on October 27th 2025, bringing some of the biggest changes the private rented sector has seen in years. The Government has confirmed that these landmark reforms will go live from 1 May 2026 and Oakheart is right here to guide you every step of the way.
We're committed to making this transition as smooth as possible. Our experienced team is already working behind the scenes to ensure clients benefit from up-to-date advice and practical support.
Key Tenancy Law Changes Coming This May
From 1 May 2026, every private rented property in England, existing and new tenancies, will run under the new rules:
- Say goodbye to fixed contracts: All tenancies instantly convert to rolling periodic agreements. That means more flexibility for tenants, but landlords must be ready for a change in workflow.
- Section 21 notices abolished: “No-fault” evictions are off the table. Landlords regaining possession will have to use updated Section 8 legal grounds, with stricter compliance demanded than ever before.
- Rent increases restricted: Only one review a year, via a Section 13 notice. Tenants can challenge rent hikes at a tribunal and successful appeals may result in delayed or reduced increases.
- No more bidding wars: Rentals must be advertised at a set price - agents and landlords can’t accept offers above asking.
- Pets get protection: Tenants will now have a right to request a pet. Refusals must be for valid property or lease reasons. Additional pet fees or insurance are banned; standard deposits are all that's needed.
- Anti-discrimination rules strengthened: Landlords and agents must treat tenants with children or receiving benefits fairly. New rules are in place to ensure equal opportunities for all.
Compliance and Support - Oakheart Will Get You Ready
Moving forward, further measures will be introduced in phases - such as mandatory landlord ombudsman membership and the launch of the new Private Rented Sector (PRS) database, with all landlords required to register their properties. These are expected from late 2026 onwards, and Oakheart will guide clients through every detail when the time comes.
Phase 3: Changes Still to Come
The Government is consulting on additional measures for a future phase, including:
- Decent Homes Standard & Awaab’s Law: Setting new standards for repairs and property safety, with clear timelines for landlord action but these proposals do not yet have a set date and are not part of the May 2026 changes.
Section 21 Notices - Transition Rules
For tenancies already issued with a Section 21 notice before 30 April 2026, those notices can still be relied upon for possession proceedings for a limited time. However, no new Section 21 notices can be issued after 30 April 2026 and it is anticipated their use will no longer be valid after July 2026. After that, only Section 8 can be used for possession - this area of the law is still awaiting final clarification.
Written Agreements and Information Sheet
Starting 1 May 2026:
- New tenancies must be in writing and include government-specified information.
- Existing written tenancies remain valid, but landlords must provide a Government information sheet explaining the new reforms.
- If there’s no written agreement, landlords will need to supply new written documentation to inform tenants of their rights.
How Oakheart is Getting Ready
Our Oakheart team is:
- Reviewing all tenancy paperwork for compliance
- Updating systems and processes
- Preparing landlord guidance packs and tenant advice sheets
- Training our experts to provide top-tier support
- Staying in touch with industry bodies for up-to-the-minute news
We understand these changes may feel daunting, but Oakheart is with you from first steps to full compliance. We’ll keep you updated every time the Government releases new details, so you’re always one step ahead.
For questions or bespoke guidance on the Renters’ Rights Act, get in touch with Oakheart - keeping you at the heart of what we do.
