Renters' Rights Act: Law change for landlords and millions renting their homes

The Renters' Rights Act contains sweeping reforms, including a landmark ban on Section 21 no-fault evictions, preventing people from being evicted from their homes without a reason.

The Renters' Rights Act: Are you ready?

As of today, Friday, 1st May 2026, the Renters' Rights Act will reshape the landscape for landlords and tenants alike. With new tenant protections and regulations, landlords must get up to speed with the changes. Here's a brief guide to what you need to know. 

This is a link to the official The Renters’ Rights Act Information Sheet 2026 on the UK Government's website. Click here: The Renters’ Rights Act Information Sheet 2026.  

Key changes at a glance:

• • End of Section 21: Landlords can no longer evict tenants without a valid, legal reason.
  • Rolling tenancies: Fixed-term tenancies have been abolished; all tenancies become periodic (weekly or monthly).
  • Rent control: Rent increases are capped at once per year, and rent must align with market rates. Tenants must be issued with a two-month notice period and no 12-month up-front rent can be taken.
  • Bidding wars banned: Landlords/agents cannot ask for or encourage "bidding wars" or rent offers higher than the listed price.
  • Notice periods: Tenants can end a tenancy with two months' notice. However, landlords must provide four months' notice to sell or move in, and cannot do so within the first year of tenancy. Landlords who try to end the tenancy improperly, such as over the phone or in person (rather than in writing) or without a valid reason, could face a £6,000 fine.
  • Pets & benefits: Tenants have the right to request a pet, and landlords cannot unreasonably refuse the request. Discrimination against tenants with children or on benefits is prohibited.
  • New protections: A new Private Rented Sector Landlord Ombudsman will handle disputes, and a "Decent Homes Standard" will apply to private rentals. 

Explainer videos on the National Residential Landlords Association website

The Renters’ Rights Act has come into force for new and existing tenancies, changing your tenancies and the rules you need to follow. Here are links to videos on the National Residential Landlords Association (NRLA) website:

• Find out how your existing tenancies are affected by the Renters' Rights Act, and access documents to help you comply with the new rules by 31st May.
• Landlord starter pack: https://www.nrla.org.uk/resources/landlord-starter-pack
• The Act makes several significant changes, such as banning rent in advance before a tenancy begins and restricting it during a tenancy; banning rental bidding wars and making it more difficult to increase rents.

How will this affect the mortgage market?

The Renters' Rights Act introduces new risks and obligations for landlords, which must be taken seriously. Some landlords may opt for fixed-rate mortgages to lock in stability, while others may prefer tracker rates to keep pace with economic shifts. No early repayment charges may become more popular as landlords look for flexibility in case they need to adjust their portfolios.

Anthony Emmerson, director at Trinity Financial, says: “Gone are the days where people can think there are ways around the rules because there are severe penalties in play, for example six or 12 months’ rent back if you don’t stick to the rules. We want to make sure action will be taken within the next 30 days so landlords do not face a fine of up to £7,000 for failure to comply. We don’t want our clients to fall foul of the requirements. 

"Having landlord's insurance is even more important than it’s ever been, in order to protect yourself with the best level you can. In the next 30 days, every individual tenant needs to have the renters' reform rights sent to them; this is a standardised document. As a landlord, you need to keep a record that you have informed your client. Thisismoney.co.uk has a good write-up on the new rules.”

What must the local authority do to issue a civil penalty?

The National Landlords Association says that to issue a civil penalty, the local authority must first serve a notice of intent. This notice must contain the following: The amount of the proposed penalty,  the reasons for proposing to impose the penalty. Information on how the landlord can make representations, and this notice must be served within 6 months of the local authority collecting enough evidence to prove the offence was committed, or while the offence is still being committed.

The landlord or agent has 28 days from the service of the notice of intent to make representations to the local authority regarding the notice. Once that period has passed, the local authority will decide whether to issue the penalty and whether to change its amount. Click here to read the full story. 

How many people rent homes in the UK? 

Around 4.7 million households use the private rented sector in England with 11 million renters. Around 450,000 households in Wales are private renters while 887,000 households renting in Scotland, including 323,000 renting privately.

Figures from the ONS show average rents increased to £1,423 (3.5%) in England, £826 (5.8%) in Wales, and £1,021 (2.6%) in Scotland, in the 12 months to January 2026.

How Trinity Financial can help landlords

Navigating the Renters' Rights Act can be challenging, but Trinity Financial’s expert brokers are here to make the process easier for you:

• Tailored Advice: We provide expert guidance on how the changes will affect your mortgage options, helping you find the best deal for your situation.
• Portfolio Management: If you need to upgrade your property to meet new standards, we can assist with refinancing or finding additional borrowing solutions.

Call Trinity Financial on 020 7016 0790 - book a consultation or use our appointment calendar

Most Buy-to-Let Mortgages are not regulated by the Financial Conduct Authority.

The information contained within was correct at the time of publication but is subject to change.  It is for general information purposes and is not advice.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage