May 1 has marked a new chapter for the private rented sector

Sweeping reforms to private renting in England came into force on the 1^st of May under the Renters’ Rights Act, representing the most significant changes in four decades. Among them is the abolition of Section 21 “no-fault” evictions.

Tenants now gain greater flexibility, with fixed-term tenancies effectively removed and the ability to leave a rental property by giving no more than two months’ notice. Rent increases are restricted to once per year, while landlords can only request a maximum of one month’s rent upfront. Practices such as bidding wars are now prohibited, and it is unlawful to refuse tenants on the basis of receiving benefits or having children. Landlords must also give fair consideration to requests from tenants who wish to keep pets.

The legislation introduces tougher penalties for non-compliance, with fines of up to £40,000. Local authorities have been given additional funding to enforce the rules, and the court system is being modernised to handle an anticipated rise in Section 8 eviction cases, as well as disputes over rent increases and repayment orders.

Prime Minister Keir Starmer said the reforms will make renting fairer, safer, and more secure for millions. Housing Secretary Steve Reed added that renters have long been vulnerable to poor practices and the constant threat of losing their homes, and that these changes aim to provide the stability they deserve and signal a new era for the sector.

Tenant advocacy groups have broadly welcomed the reforms, especially the removal of Section 21. Clara Collingwood, director of the Renters Reform Coalition, described the previous system as an “everyday injustice” that enabled unacceptable landlord behaviour, including profiting from substandard housing and intimidating tenants who spoke out.

She noted that years of campaigning by renters’ organisations have led to this moment, bringing the country closer to ensuring safe and secure homes for all tenants.

Ben Twomey, chief executive of Generation Rent, also welcomed the end of what he called an outdated and unfair law. However, he stressed that for the reforms to have a real impact, councils must actively use their powers to ensure landlords comply with the new regulations.

Landlord Registration

A national landlord database is expected to be introduced later in 2026. Registration will be mandatory for all landlords, who will also be required to pay an annual fee, although the exact cost has yet to be confirmed.

The database will operate alongside a private rented sector ombudsman service, designed to provide tenants with guidance, support, and access to dispute resolution. Membership of the ombudsman scheme will also be compulsory and funded by landlords.

Although the official launch date for registration has not yet been announced, landlords are advised to begin preparing now by ensuring their properties comply with all legal requirements and that tenancy documentation is fully up to date.

Property Compliance

Landlords must ensure properties meet minimum safety and energy efficiency requirements. Currently, rental properties must hold an Energy Performance Certificate (EPC) rating of at least E, with the minimum standard expected to increase to a C rating by October 2030.

Annual gas safety inspections carried out by a qualified registered engineer will continue to be a legal requirement.

Practical Steps for Landlords:

·         Review all current tenancy agreements and prepare for their transition to periodic tenancies.

·         Provide tenants with the government information guide by 31 May 2026.

·         Confirm that properties meet all relevant safety standards and EPC requirements.

·         Stay informed about developments relating to the landlord database and ombudsman registration process.

·         Update tenancy agreements and letting procedures to reflect the requirements of the Renters’ Rights Act, including rules on pets, rent increases, and anti-discrimination measures.

·         By taking these steps, landlords will be better prepared for the legislative changes coming into force in May 2026, as well as the additional registration obligations expected later in the year.