Renters’ Rights Bill: What Landlords Need to Know

The UK rental market is undergoing one of its biggest reforms in decades. The Renters’ Rights Bill (previously referred to as the Renters Reform Bill) introduces sweeping changes designed to give tenants greater security and improve housing standards. For landlords, this means adapting quickly to remain compliant and protect their investments.

Below is a clear, up-to-date summary of the key changes coming in from 1^st May 2026 and what landlords should be doing now.

What is the Renters’ Rights Bill?

The Renters’ Rights Bill is proposed legislation aimed at reshaping the private rented sector in England. Its core objectives are to:

• Improve tenant security

• Raise property standards

• Create a fairer and more transparent rental system

Most of the major changes come into force from 1^st May 2026, with phase 2 of the changes expected to follow later in 2026 in phases.

Key Changes Landlords Must Understand

1. Abolition of “No-Fault” Evictions (Section 21)

One of the most significant reforms is the removal of Section 21 notices, which currently allow landlords to evict tenants without giving a reason.

What this means:

• Landlords will no longer be able to end tenancies without valid grounds

• All evictions must rely on Section 8 grounds (e.g. rent arrears, breach of tenancy, or landlord intention to sell or move in)

Impact: This will give tenants greater long-term security but may make it harder for landlords to regain possession quickly.

2. Move to Periodic Tenancies

Fixed-term assured shorthold tenancies are set to be replaced with rolling periodic tenancies.

What this means:

• Tenancies will no longer have a fixed end date

• Tenants can leave with 2 months’ notice at any time

• Landlords must rely on valid legal grounds to end the tenancy

Impact: Greater flexibility for tenants, but less certainty for landlords in planning occupancy and income.

3. Stronger Grounds for Possession

To balance the removal of Section 21, the Bill strengthens and expands Section 8 grounds.

New or revised grounds include:

• Selling the property

• Moving in yourself or a family member

• Persistent rent arrears

• Anti-social behaviour

Important note: Landlords will need to provide evidence and follow stricter procedures when relying on these grounds.

4. Rent Increases and Bidding Restrictions

The Bill aims to make rents more transparent and fair.

Key changes:

• Rent increases limited to once per year

• Must follow a formal statutory process

• Bidding wars (asking for offers above the advertised rent) will be banned

Impact: Landlords must price properties accurately from the outset and follow strict procedures for any increases.

5. Introduction of a Landlord Ombudsman

A new mandatory landlord ombudsman scheme will be introduced.

What this means:

• All private landlords must register

• Tenants can raise complaints without going to court

• Decisions will be binding

Impact: A shift towards quicker dispute resolution, but increased accountability for landlords.

6. Property Portal Registration

Landlords will be required to register on a new national property portal.

Purpose:

• Provide transparency on landlord compliance

• Help local authorities enforce standards

Failure to register could lead to penalties.

7. Decent Homes Standard for Private Rentals

The Bill extends the Decent Homes Standard (currently used in social housing) to the private sector.

Landlords must ensure:

• Properties are safe and free from serious hazards

• Adequate heating, insulation and repair standards

• Timely maintenance and responsiveness to tenant concerns

8. Ban on Blanket Discrimination

Landlords will no longer be able to apply blanket bans on:

• Tenants with children

• Tenants receiving benefits

Each application must be considered on its merits.

What Should Landlords Do Now?

With these changes on the horizon, preparation is key. Landlords should:

• Review tenancy agreements to ensure they align with upcoming rules

• Understand possession grounds and when they can be used

• Ensure properties meet required standards

• Keep clear records of rent payments, communications and property condition

• Plan for longer tenancies and fewer “easy exits”

• Stay informed as the legislation develops

Taking early legal advice can help you avoid costly mistakes or disputes.

Legal Support for Landlords

The Renters’ Rights Bill represents a fundamental shift in the balance between landlords and tenants. While it introduces greater protections for renters, it also creates a more regulated and structured environment for landlords.

Currently, many landlords are in a vulnerable position where renters are very aware of their rights whilst landlords are still grappling to get themselves up to speed.

For professional landlords, this is an opportunity to build stronger, more stable tenancies. However, those who fail to adapt risk delays, disputes and financial penalties.

At Salehs Solicitors, we support landlords and property investors with clear, pragmatic advice to help them stay compliant and protect their property interests - delivering city-level expertise with a personal, straightforward approach.

We are also on hand if things go wrong and you find yourself embroiled in a property dispute with your tenants, builders or agents.