Landlords guide to the Renters’ Reform Act 2026

The Renters’ Reform Act 2026 comes into effect on 1 May 2026, introducing sweeping changes to the private rented sector designed to strengthen tenant rights and improve housing standards.

While the Act aims to modernise the rental landscape, it also places significant new legal responsibilities on landlords, many of which must be addressed during the transition window between 1–31 May 2026.

Renters’ Rights Act Information Sheet

In March 2026, the Government released the new Renters’ Rights Act Information Sheet, which landlords and letting agents must provide to every tenant by 31 May 2026. It summarises the updated rules and gives tenants clear guidance on how the reforms affect them. Landlords should ensure that every tenant has received a copy, which can be downloaded directly from the Government website.

The guide outlines what the Act means in practice, the key deadlines landlords must meet, and how to remain compliant under the new rules.

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Search interest around “landlord responsibilities May 2026” and “Renters’ Reform Act landlord deadlines” is rising, and for good reason.

During the first month of implementation, landlords should:

• Provide each tenant with the Renters’ Rights Act Information Sheet
• Update internal processes to reflect the new legal requirements
• Review tenancy agreements and rent-increase procedures
• Ensure all health, safety, and maintenance obligations are compliant

Failing to act early could lead to disputes, invalid notices, or enforcement action later in the year.

Changes under the Renters' Reform Act

1. Abolition of section 21 no fault evictions
   Section 21 is permanently abolished. Landlords must now rely solely on Section 8, requiring evidence-based grounds for regaining possession. This change increases the importance of accurate record-keeping and compliance, as disputes are more likely to progress through the courts.

2. Rolling periodic tenancy
   From 1 May, all fixed-term contracts automatically convert into monthly rolling tenancies, giving tenants more flexibility but reducing certainty for landlords.

3. Section 13 notice to increase rent
   Rent increases must now follow a stricter Section 13 procedure:

   • Only one increase per year
   • Minimum two months’ notice
   • Tenants may challenge rises that exceed market value

4. Awaab’s Law
   Awaab’s Law has been extended to the private sector, requiring landlords to respond to hazards such as damp and mould within new statutory timeframes. Maintenance and inspection processes should be reviewed as a priority.

5. Tenants rights to have pets
   Tenants have the right to request a pet, and consent will be automatically implied if a landlord does not respond within 28 days. Refusal is only permitted where reasonable and evidence backed.

6. Landlords registration
   All landlords must register with both:

   • The Private Rented Sector Database
   • A new Ombudsman scheme

   Failure to do so may lead to penalties or affect insurance cover.

Victoria Marshall, Head of Property at Pearson Solicitors and Financial Advisers, explains:

“The Renters’ Reform Act introduces a fundamental shift in how landlords must manage their properties. The month of May is not just the start of the new legislation; it’s a crucial transition period. Landlords should use the 1st to 31st May window to review their tenancy documents, update processes, and communicate clearly with tenants. Early action will help landlords stay compliant, protect their investments, and reduce the risk of disputes as the new rules take effect.”

Possession claims

With Section 21 abolished, possession claims will become more complex, and evidence driven. Our litigation solicitors are already advising landlords on the updated Section 8 grounds and how to prepare for potential disputes.

Leigh Sunter, Chartered Legal Executive, who specialises in landlord and tenant disputes, adds:

“The removal of Section 21 means landlords must approach possession strategically. Robust documentation, clear communication, and early legal advice are now essential. While landlords still have valid routes to recover possession, the process will require stronger evidence and greater procedural care than before.”

“We are supporting landlords through this transition and ensuring they understand how to use Section 8 effectively, particularly in cases involving rent arrears, anti-social behaviour, or breaches of tenancy.”

What should landlords prioritise

To remain compliant and protect rental income, landlords should:

• Audit tenancy agreements ahead of the switch to rolling periodic contracts
• Send updated written communication to tenants explaining the changes
• Use only the official Section 13 Form for rent increases
• Review rent-guarantee and legal-expense insurance policies
• Update inspection and maintenance procedures in line with Awaab’s Law
• Seek legal advice on the new grounds and notice requirements for eviction

How can we help?

Pearson Solicitors and Financial Advisers are support landlords across the region as they adapt to the new framework with confidence.

Our property and landlord legal specialists can provide:

• Tailored advice on tenancy changes
• Drafting or reviewing Section 13 notices
• Compliance audits for rented properties
• Guidance on possession proceedings and Section 8 notices

For legal advice on property matters including landlord and tenant disputes, contact our expert solicitors on 0161 785 3500 or email enquiries@pearsonlegal.co.uk.

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Please note that the information and opinions contained in this article are not intended to be comprehensive, nor to provide legal advice. No responsibility for its accuracy or correctness is assumed by Pearson Solicitors and Financial Advisers Ltd or any of its members or employees. Professional legal advice should be obtained before taking, or refraining from taking, any action as a result of this article.