The private rental sector has entered a new phase following the introduction of the Renters’ Rights Act 2025 on 1 May 2026. These changes bring a more structured approach to renting, with greater emphasis on consistency, compliance and long-term tenant security.

For landlords, this is an opportunity to review processes, strengthen portfolios and ensure they are well positioned for the future. Those who adapt early and take a proactive approach will be best placed to succeed in an evolving market. We want to ensure our landlords are fully informed and prepared, which is why we’ve outlined a clear summary of the key changes and what they mean in practice.

Amendments to the eviction process (Section 21)

One of the most significant changes introduced under the Renters’ Rights Act is the removal of Section 21 evictions, creating a more structured and transparent process for landlords.

• Section 21 evictions have now been abolished
• Landlords can no longer evict tenants without a valid legal reason
• All evictions must now use Section 8 grounds, including rent arrears or intention to sell the property

While this marks a shift in how tenancies are managed, landlords still retain clear legal routes to regain possession when needed. The focus is now on stronger processes, clearer communication and professional tenancy management.

All tenancies become rolling (Periodic)

The move to periodic tenancies introduces greater flexibility within the rental market, encouraging longer-term communication and more responsive tenancy management between landlords and tenants.

• Fixed-term tenancies will no longer apply
• All tenancies will automatically become rolling agreements with no fixed end date
• Tenants can leave at any time by providing two months’ notice

For landlords, this creates an opportunity to build stronger tenant relationships while maintaining more adaptable, ongoing tenancy arrangements. With the right management approach in place, landlords can continue to achieve stability and long-term performance across their portfolios.

Rent increases controlled

The updated legislation introduces a clearer and more consistent framework around rent reviews, helping create greater transparency across the rental market.

• Rent can now only be increased once per year
• Landlords must provide at least two months’ notice using the correct legal process
• Tenants can challenge increases they believe exceed market levels

For landlords, this reinforces the importance of accurate market appraisals and well-managed tenancy structures. With the right guidance and pricing strategy, landlords can continue to achieve strong, sustainable returns while remaining competitive in the market.

Improved rent payment process

The new legislation introduces a more standardised approach to rent payments, creating greater consistency across the private rental sector.

• Landlords can now only request a maximum of one month’s rent in advance
• Larger upfront rent payments will no longer be permitted

While this changes how some tenancies are structured, it also encourages a more transparent and accessible rental process. For landlords, strong referencing, clear processes and professional management will become even more important in securing the right tenants and maintaining long-term stability.

Ban on rental bidding and discrimination

The new rules aim to create a more transparent and consistent lettings process for both landlords and tenants across the private rental sector.

• Properties must now be advertised with a clear asking rent, with higher offers no longer permitted
• Landlords cannot refuse tenants solely because they receive benefits or have children

For landlords, this places greater emphasis on fair processes, strong referencing and selecting the right tenants based on suitability and affordability. With experienced guidance and professional management, landlords can continue to secure reliable, long-term tenants with confidence.

Pets

The updated legislation gives tenants greater ability to request permission for pets, encouraging a more flexible and considered approach to tenancy management.

• Tenants now have the right to request a pet
• Requests must be considered fairly and cannot be unreasonably refused

For landlords, this creates an opportunity to attract responsible, long-term tenants while maintaining clear expectations around property care. With the right tenancy agreements and management in place, pet-friendly properties can continue to perform strongly in the market.

New legal requirements (Information and compliance)

The latest changes place greater emphasis on clear communication and consistent tenancy management, helping create a more transparent rental experience for all parties.

• A standardised government information document must now be provided to tenants
• Written tenancy terms must be clearly issued and maintained
• Non-compliance may result in financial penalties

For landlords, this reinforces the importance of accurate documentation, organised processes and professional management. With the right support in place, staying compliant and protecting your investment becomes far more straightforward.

New systems being introduced

Alongside the legislative changes, new systems are being introduced to support greater transparency and consistency across the private rental sector.

• A Private Rented Sector Ombudsman will be introduced to help resolve disputes
• A landlord and property database will also be established

These measures are designed to create clearer standards across the industry while supporting professional landlords who already operate to a high standard. With experienced guidance and proactive management, landlords can continue to navigate the market with confidence.

Transition arrangements

The move into the new system is designed to be gradual, helping landlords and tenants adapt smoothly to the updated legislation.

• Existing tenancies will automatically transition into the new system
• Notices served before implementation may still proceed under the previous rules, subject to timing

For landlords, this provides an opportunity to review current tenancy arrangements, processes and documentation in a measured and proactive way. With the right preparation and guidance, the transition can be managed clearly and confidently.

What this means for you

The Renters’ Rights Act introduces a wide range of changes across the private rental sector, from updated tenancy structures to evolving compliance requirements and landlord responsibilities.

In summary, the legislation:

• Provides tenants with greater security and flexibility
• Introduces clearer compliance standards for landlords
• Creates more structured processes around rent reviews and possession

For landlords, this is an opportunity to strengthen processes, protect investments and ensure portfolios are well positioned for the future. Understanding how these changes apply to your specific property – or portfolio – is essential, and having the right guidance in place can make all the difference.

At Paul Carr Estate Agents, we are proactively preparing for these changes and implementing the necessary updates across the portfolios we manage. We work closely with landlords to navigate the evolving market, ensure compliance and build long-term strategies that support continued success.

To discuss how the new legislation affects your property, our team is here to help.

Call: 0121 312 4848
Email: lettings@paulcarrestateagents.co.uk