Renting in England has changed more in 2026 than it has in a generation, and if you let out a single flat or a whole block, the new rules now shape how you do almost everything. The Renters’ Rights Act came into force on 1 May 2026, and for landlords it means the end of Section 21 “no fault” evictions, the end of fixed term assured shorthold tenancies, a ban on rental bidding wars, and stronger rights for tenants who want to keep a pet or who receive benefits. Put simply, you carry more responsibility for compliance and you lose some of the flexibility you used to have, but well run properties in the hands of organised landlords are still very much in demand. Here we go through what the Renters’ Rights Act means for landlords in 2026 and break down what actually changed as well as what you need to do about it.
Feeling Buried Under Rules You Did Not Write
If you have spent the last few months hearing about reform and hoping it might pass you by, you are in good company. Plenty of landlords we speak to in Eastbourne, Brighton, Croydon and all surrounding areas feel the same way, and the worry is usually identical: one missed step now risks a fine rather than a stern letter. That is a fair concern, because penalties have gone up. The good news is that none of this is impossible to stay on top of once you understand the handful of changes that genuinely affect you. Most landlords who already keep tidy records and look after their tenants will not need to overhaul how they work. They simply need to know where the new lines are drawn.
The End Of Section 21 And Fixed Term Tenancies
The headline change is the abolition of Section 21, the so-called “no fault” eviction route that let landlords end a tenancy without giving a reason. From 1 May 2026 that option is gone. If you need to regain possession, you now rely on specific grounds, such as selling the property, moving in a family member, or dealing with rent arrears. The arrears ground has also been tightened, so a tenant generally needs to be around three months behind before you can act, with a longer notice period than before.
At the same time, fixed term assured shorthold tenancies have been replaced by rolling periodic tenancies. In practice this means tenancies continue month to month, and tenants can give two months’ notice to leave whenever they wish. For landlords used to a neat twelve month contract, this is a real shift, and it makes steady, professional management of the relationship more valuable than ever. Good residential block and estate management keeps communication clear so that notice, repairs and rent are never a surprise on either side.
Rent Increases, Bidding And Pricing Your Property
The way you set and raise rent has changed too. You must now advertise a property at a fixed asking rent, and you are not allowed to accept offers above that figure. The days of inviting prospective tenants to bid each other up are over. Rent increases are limited to once a year, must use the proper statutory process, and tenants have a clearer route to challenge a rise they believe is above market rate.
For landlords this puts the focus back on pricing the property correctly from day one. Set it too low and you cannot claw it back through a bidding war. Set it too high and it sits empty. Knowing your local market matters, and it is one of the everyday things a good managing agent earns its fee on.
Pets, Discrimination And Tenant Requests
Tenants now have the right to request a pet, and you must consider that request fairly. You can refuse only with a good reason, and you are allowed to ask the tenant to take out pet damage insurance to protect your property. A flat refusal “because we don’t allow pets” no longer holds up on its own.
On top of that, it is now unlawful to discriminate against tenants because they have children or receive benefits. You cannot advertise “no DSS”, and you cannot screen those applicants out behind the scenes. These rules are about widening access to renting, and for most landlords they simply mean reviewing how a property is advertised and how applicants are assessed.
How The Renters’ Rights Act Changes Day To Day Management For Landlords
Beyond the big headlines, the Renters’ Rights Act introduces a new private rented sector database and a new ombudsman scheme, both rolling out from late 2026 onwards. Landlords will need to register, and the ombudsman will handle tenant complaints with binding decisions. Breaches of the new rules can lead to civil penalties of several thousand pounds, rising much higher for serious offences, so the cost of getting it wrong is no longer trivial.
The practical takeaway is that record keeping, gas and electrical safety certificates, deposit protection and prompt repairs all matter more than ever, because the paper trail is what proves you are compliant. If you own commercial property as well as residential, the residential rules sit alongside your existing commercial obligations, and keeping the two properly separated is its own small job.
How Wishtower Helps Landlords Stay On The Right Side Of The Rules
This is exactly the sort of work the Wishtower team handles every day. We manage residential blocks, estates and individual lets across Eastbourne, Brighton, Hove, Lewes, Croydon and the surrounding London boroughs, and we keep our clients compliant without making it feel like a second job. That means serving the right notices in the right way, advertising at a correct and lawful rent, handling pet and repair requests properly, and keeping the records that protect you if a dispute ever lands at the ombudsman’s door.
You can read the full detail of what the Renters’ Rights Act means for landlords in 2026 in the government’s official Renters’ Rights Act information sheet, but if you would rather hand the whole thing to someone who does this for a living, that is what we are here for. The Renters’ Rights Act has raised the stakes for landlords, and the simplest way to stay safe is to have an organised, knowledgeable agent in your corner. If that sounds useful, get in touch with our team and we will talk you through what it means for your property.
Talk To Wishtower
Whether you own one flat or a portfolio, we make staying compliant straightforward. Our three offices are here to help.
Eastbourne
23 Marshall Road, Eastbourne, BN22 9AD
01323 312121
Brighton
Queensbury House, 106 Queens Road, Brighton, BN1 3XF
01273 658030
Croydon
The Lansdowne Building, 2 Lansdowne Road, Croydon, CR9 2ER
0203 150 2050
Email us any time at info@wishtower.com
Frequently Asked Questions
When did the Renters’ Rights Act come into force?
The main changes took effect on 1 May 2026, including the abolition of Section 21 and the move to periodic tenancies. Some elements, such as the database and ombudsman, are being phased in from late 2026 onwards.
Can I still evict a tenant under the new rules?
Yes, but only using specific legal grounds, such as selling the property, moving in family, or serious rent arrears. You can no longer end a tenancy without giving a valid reason.
Do I have to allow pets now?
You must consider any pet request fairly and can only refuse with a sound reason. You are allowed to ask the tenant to cover pet damage insurance.
How often can I increase the rent?
Once a year, using the correct statutory process. Tenants can challenge an increase they believe is above the market rate.
Do I need to register my rental property?
A new private rented sector database is being rolled out from late 2026, and landlords will be expected to register their properties on it.
