Preparing Your Property Management for Major Tenancy Changes
From 1st May 2026, the private rented sector in England will undergo significant changes with the introduction of the Renters’ Rights Act 2026. For landlords using a managed service, understanding these reforms is essential to ensure compliance, protect your investment, and maintain smooth tenancy management.
At Finn’s Residential Lettings, we are here to guide you through the changes and provide clarity on how they affect your properties and ongoing management.
Phase One: Changes Coming 1st May 2026
The first stage of the new rules introduces fundamental changes to tenancy structures, rent collection, and landlord rights:
1. Assured Periodic Tenancies (APT)
All tenancies will automatically become Assured Periodic Tenancies, with no fixed terms. Existing tenants will be issued the Government’s Information Sheet 2026 by the end of May 2026, outlining their rights and responsibilities.
2. Ban on Paying Rent in Advance
From 1st May, it will be an offence for landlords to accept more than one month’s rent in advance. Landlords who have already received upfront rent can retain these funds, but all future collections must comply with this limit.
3. Abolition of Section 21 Notices
The familiar “no-fault eviction” Section 21 notice will be abolished. Landlords and agents must now rely on Section 8 grounds to regain possession, which include:
- Mandatory grounds: sale of the property, serious rent arrears, or family occupation
- Discretionary grounds: anti-social behaviour, property damage, or other breaches
Our Property Management Visits will continue to document and report any breaches, ensuring you have evidence should you need to rely on these grounds.
4. Longer Notice Periods
Notice periods for Section 8 grounds will increase, with different timeframes depending on the ground being relied upon.
5. Tenant Notice Requirements
Tenants must now provide two months’ written notice to vacate, aligned to the rent due date in the tenancy agreement. Notices can be given at any time, even immediately after a tenant moves in.
6. Rent Bidding and Increases
- Properties must be let at the advertised market rent; bidding above this is no longer permitted
- Rent reviews will require a Section 13 Notice with two months’ notice
- Tenants can challenge increases through the Property Tribunal (with a fee), making it vital to align rent increases with market levels
7. Pets and Discrimination
- Landlords cannot refuse a pet request without formal, written justification within 28 days
- Refusals must be reasonable (e.g., lease restrictions or severe allergies)
- Benefit or family status cannot be used to discriminate; all tenants must meet the same referencing standards
Phase Two: Government Compliance Portal (End of 2026)
By the end of 2026, the Government will launch a central portal to manage compliance and property registration. Key points include:
- Mandatory registration of all properties prior to marketing
- Uploading prescribed documents such as Gas Safety, EICR, and EPC certificates
- Issuance of Unique Property Reference Numbers (UPRN) for all registered titles
- Integration with Local Authorities, Government bodies, and tenants for transparency
- Heavy financial penalties for non-compliance: £7,000–£40,000 per offence
This portal will enhance transparency, accountability, and ensure landlords meet their legal obligations.
Phase Three: Renters’ Rights Act (2030–2035)
The final stage focuses on the Decent Homes Standard (DHS) and Housing Health and Safety Rating System (HHSRS), prioritising tenant safety and property standards. Key expected measures include:
- Minimum EPC rating of C
- Stricter regulations around hazards such as damp, mould, and safety risks
- Clearer timeframes for rectifying issues within the private rented sector
How Finn’s Can Support Managed Landlords
Our managed service landlords benefit from comprehensive support to navigate these changes, including:
- Compliance checks and updates for all new regulations
- Monitoring and reporting of tenant behaviour and property conditions
- Guidance on rent increases, Section 8 notices, and tenancy management
- Coordination of safety checks, documentation, and portal registration
With these reforms, staying ahead of compliance is more important than ever. Finn’s Residential Lettings ensures that your property remains fully compliant, maximising security, rental income, and tenant satisfaction.
Speak to Our Team
If you are a managed landlord and would like guidance on how the Renters’ Rights Act 2026 affects your properties, contact our Residential Lettings team for a confidential discussion.