Date Published 24 April 2026
From 1 May 2026, the Renters' Rights Act will introduce some of the most significant reforms the Private Rented Sector has seen in England and Wales for decades. The legislation is designed to rebalance landlord and tenant rights, while bringing in stricter regulation and greater oversight for landlords. With major changes affecting tenancy structures, possession rights, rent increases and compliance obligations, now is the time for landlords to prepare. Below are some key actions landlords should take now to stay ahead of the changes and avoid costly mistakes.
1. Prepare for the End of Fixed-Term ASTs
From 1 May 2026, both new and existing tenancies will move away from fixed-term Assured Shorthold Tenancies (ASTs). Instead, they will become Assured Periodic Tenancies, with no fixed end date. Tenants will be able to give two months' notice at any time, meaning landlords may see increased tenant movement and shorter occupancy periods.
What landlords should do now:
• Review your tenant selection process
• Focus on longer-term tenant retention strategies
• Plan for potentially higher turnover and void periods
2. Review Possession Procedures
The abolition of Section 21 means landlords will no longer be able to regain possession using the current 'no fault' route. Instead, possession claims will rely mainly on the revised and expanded Section 8 grounds. This includes new grounds such as Ground 1A, allowing landlords to recover possession where they intend to sell.
What landlords should do now:
• Familiarise yourself with the updated possession grounds
• Ensure rent accounts are accurate and up to date
• Keep written records of communications with tenants
• Seek advice early if possession may be required
• Robust record-keeping will be more important than ever.
3. Get Ready for Increased Regulation and Enforcement
The Act introduces tougher enforcement powers for local authorities, alongside new penalties and compliance requirements. Landlords should also be aware of the upcoming Private Rented Sector Ombudsman and Landlord Database; both expected in Phase Two of the reforms (likely late 2026 / 2027). Additional restrictions will include bans on, rental bidding wars, taking more than one month's rent in advance, discriminatory letting practices, etc...
What landlords should do now:
• Audit your compliance procedures
• Keep all safety and tenancy records organised
• Review advertising and referencing processes
• Ensure tenant selection is fair and legally compliant
4. Reassess Rent Increase Procedures
From 1 May 2026, contractual rent review clauses will no longer apply. Rent increases must instead follow the statutory process using a Section 13 Notice, which can only be used once every 12 months and requires two clear months' notice.
What landlords should do now:
• Remove outdated rent review clauses from tenancy agreements
• Review rents in line with market evidence
• Build annual rent reviews into your management calendar
• Ensure any increases are realistic and justifiable
5. Meet the New Written Information Requirements
The Act introduces mandatory written information requirements for both new and existing tenancies. For existing written tenancies, the 4-page Renters' Rights Act written information sheet must be provided to each Tenant by 31 May 2026. This must either be given as a hard copy or as a PDF attachment (not a link).
For existing unwritten tenancies, landlords must provide a written summary of the key tenancy terms by the same deadline. A web link alone will not be sufficient.
What landlords should do now:
• Identify all current tenancies
• Prepare required documents in advance
• Put a service plan in place before the deadline
If your property is on our Fully Managed or Rent Collect service, we are already proactively preparing for these changes on your behalf. Our team has already begun issuing the required Renters' Rights information sheets to tenants where needed, reviewing tenancy agreements, updating internal processes, and ensuring your tenancy documentation remains compliant. We also offer Rental Protection on certain tenancies for added security and support should possession issues arise.
You can relax knowing Adams Estates is already ahead of the changes and working to keep your property fully compliant every step of the way. These reforms are significant, but with the right support they do not need to be stressful. Adams Estates is here to make the transition simple, smooth and fully managed for you.
