Renters' Rights Act
Changes from 1 May 2026
The Renters’ Rights Act aims to make renting safer, fairer and more secure for both tenants and landlords. Here is a clear overview of the key changes and what they mean for you.
About the Act
From 1 May 2026, major reforms will apply across the private rented sector, including changes to tenancy types, eviction rules, rent increases and minimum property standards.
Key changes
Ending fixed‑term tenancies
- All Assured Shorthold Tenancies will automatically become monthly (‘periodic’) tenancies.
- Your tenancy will continue month to month unless ended in line with the new rules.
Section 21 evictions ending
- ‘No‑fault’ Section 21 evictions will no longer be allowed.
- Landlords will only be able to evict a tenant for a valid legal reason.
- Existing Section 21 notices issued before 1 May may still be used for a limited time.
Notice periods
- Tenants must give two months’ notice to end a tenancy (currently one month).
- A shorter period can be agreed by both parties.
Fairer rent increases
- Rent can only be increased using a Section 13 notice, once per year.
- Landlords must give two months’ notice of an increase.
- Tenants can ask a tribunal to review any increase they believe is above market levels.
Ban on blanket policies
- Blanket rules such as “no pets” or “no children” will no longer be permitted.
- Requests must be considered fairly and individually.
- Some homes may still be unsuitable depending on size or building type.
Decent Homes Standard
- All private rented homes must meet a national Decent Homes Standard.
- Councils will have stronger powers to investigate and enforce.
What this means for landlords
Landlords will have new responsibilities and may face increased costs, including:
- Longer and more complex possession processes without Section 21.
- Potential for longer void periods, especially in HMOs or student lets.
- Rent increases limited to once a year with a two‑month notice requirement.
- Higher penalties for non‑compliance.
- New charges linked to national enforcement systems.
- Rent can no longer be taken in advance before a tenancy agreement is signed, which may affect some insurance products.
How landlords can prepare
- Inspect properties and address any hazards.
- Review your processes for advertising, referencing and handling tenant issues.
- Check your letting or managing agent is prepared for the changes.
- Consider training to understand the new requirements.
What this means for tenants
The Act provides:
- More security as fixed‑term tenancies end.
- Protection from unfair eviction.
- Clearer rules around rent increases.
- Stronger rights linked to discrimination, pets and property standards.
How we're supporting the changes
We are helping landlords and tenants prepare by:
- Providing clear, accessible guidance on the new rules.
- Running information sessions, webinars and landlord forums.
- Updating online resources for quick and reliable advice.
- Strengthening enforcement to maintain good standards across the borough.
How ABC Lettings can help
ABC Lettings - the council’s fully managed and regulated lettings service - plays an important role during these reforms. The service provides:
- Guaranteed rent for landlords.
- Support for tenants to help maintain long‑term, stable homes.
- Professional inspections, compliance checks and full property management.
- A secure and supportive service for both landlords and tenants during the transition.
ABC Lettings is here to give practical guidance, reduce pressure on landlords, and support a fair and well‑managed rental market across Ashford.
Find out more
View the NRLA Renters' Rights Act Hub.
View the Renting is Changing Government guidance web page on GOV.UK.
