The Renters' Rights Act is Here: What Landlords and Tenants Need to Know Before May 1st

The Renters' Rights Act 2026 is not a future event — it is happening now. On 1st May 2026, every assured shorthold tenancy in England automatically converts to a periodic tenancy, Section 21 'no-fault' evictions are abolished, and a raft of new tenant protections come into force.

Whether you're a landlord with a single buy-to-let or a tenant in a shared house, this legislation affects you directly. Here's everything you need to know.

For decades, the standard rental model has been a 6 or 12-month fixed term followed by a periodic tenancy. From 1st May 2026, fixed terms no longer exist for assured tenancies.

Every tenancy is now periodic from day one. This means:

• Tenants can leave at any time by giving 2 months' notice
• Landlords can no longer rely on a fixed term to guarantee occupancy
• Existing fixed-term ASTs automatically convert to periodic on 1st May

This is a fundamental shift in how the rental market operates. Landlords must now focus on providing quality housing and good service to retain tenants — the contract alone won't keep them.

The Old Way: Section 21 (Abolished)

Section 21 allowed landlords to evict tenants without giving a reason, provided they gave 2 months' notice after the fixed term. It was widely used and widely criticised.

As of 1st May 2026, Section 21 is completely abolished.

The New Way: Section 8 Grounds 1 & 1A

Landlords who need to regain possession must now use Section 8 and prove one of the statutory grounds. The two most commonly used new grounds are:

• Ground 1 (Moving In): The landlord or a close family member intends to live in the property. Requires 4 months' notice. Cannot be used in the first 12 months of a tenancy.
• Ground 1A (Selling): The landlord intends to sell the property. Requires 4 months' notice. Cannot be used in the first 12 months.

For rent arrears, the mandatory ground now requires 3 months' unpaid rent at both the date of the notice and the date of the court hearing.

What This Means in Practice

Landlords can still recover their properties — but they need a valid reason and must follow the process. The days of 'no-fault' removal are over.

For the first time, private rental properties must meet the Decent Homes Standard — previously only applicable to social housing.

This means every rental home must:

• Be free from Category 1 hazards under the HHSRS
• Be in a reasonable state of repair
• Have reasonably modern facilities and services
• Provide a reasonable degree of thermal comfort (adequate insulation and heating)

Local authorities will have enhanced enforcement powers, including the ability to issue fines of up to £7,000 for a first offence and £40,000 for repeat breaches.

Named after two-year-old Awaab Ishak, who died from prolonged exposure to mould in social housing, Awaab's Law now extends to the private rental sector.

The legally mandated timelines are:

• 14 days to investigate a reported damp or mould hazard
• 7 days to begin repair work after investigation
• 24 hours to address emergency health hazards

Landlords who fail to meet these deadlines face rent repayment orders, fines, and potential prosecution.

All landlords must register themselves and every rental property on the new Private Rented Sector Database (commonly called the Property Portal).

This digital register will:

• Track landlord compliance with all legal requirements
• Be searchable by tenants, so they can check a property's compliance status
• Enable local authorities to target enforcement at non-compliant landlords

Registration is expected to open in Summer 2026, with a compliance deadline later in the year.

If You're a Landlord:

1. Audit your tenancy agreements — understand that all ASTs are now periodic
2. Serve the 2026 Information Sheet to all tenants by 31st May
3. Register on the PRS Database when it opens
4. Join a Mandatory Redress Scheme (Ombudsman)
5. Review your maintenance procedures for Awaab's Law compliance
6. Ensure Decent Homes Standard compliance across your portfolio

If You're a Tenant:

1. Know your notice period — you can leave with 2 months' notice
2. Report issues in writing — Awaab's Law protects you
3. Check the PRS Database when it launches to verify your landlord's compliance
4. Request a pet if you want one — your landlord must respond within 42 days

The Renters' Rights Act 2026 is the most significant reform to private renting since the Housing Act 1988. Compliance is not optional — it is digitally tracked, actively enforced, and carries serious financial penalties.

Whether you're a landlord or a tenant, understanding your rights and obligations under this new framework is essential.