The short answer
Since 1 May 2026, Section 21 has gone, all tenancies are rolling, rent can rise only once a year, and landlords need a specific legal ground to regain possession. You can still sell or move in, but only after the first 12 months and with four months' notice. Penalties for getting it wrong are much higher.
| Area | What changed on 1 May 2026 |
|---|---|
| Section 21 | Abolished. Landlords must use a Section 8 ground to regain possession. |
| Tenancy type | All tenancies are rolling (periodic). Tenants can leave with two months' notice. |
| Selling or moving in | Allowed after the first 12 months of a tenancy, with four months' notice. |
| Rent increases | Once a year, via the statutory process, with at least two months' notice. |
| Rent bidding | Banned. You can't accept more than the advertised rent, or more than one month's rent in advance. |
| Pets | Tenants can ask; you must respond within 28 days and can't unreasonably refuse. |
| Discrimination | You can't refuse tenants because they have children or receive benefits. |
| Information sheet | Landlords had to give existing tenants the government information sheet by 31 May 2026. |
| Penalties | Up to £7,000 for minor breaches; up to £40,000 or prosecution for serious or repeated ones. |
What's still to come
- Landlord database opensMandatory registration, phased in region by region. The fee is £65 a year per property.
- Property income tax riseRates rise to 24%, 44% and 49%, following the 28 October 2026 Budget (subject to legislation).
- Around 2028Landlord ombudsmanExpected to be mandatory and landlord-funded.
- EPC C minimumRented homes must reach an energy rating of C.
What to do now
- check every tenancy is now treated as periodic
- make sure you gave tenants the information sheet
- review your rent review dates and process
- keep safety certificates and deposit records up to date
- budget for the database fee and EPC improvements
- consider whether you want to keep managing the property yourself
Common questions
When did the Renters' Rights Act come into force?
The main changes took effect in England on 1 May 2026. Section 21 'no-fault' evictions ended, and existing assured shorthold tenancies became rolling periodic tenancies.
Can I still sell my rented property?
Yes. You can seek possession to sell, but only after the first 12 months of the tenancy, and you must give four months' notice.
How often can I increase the rent?
Once every 12 months, using the statutory process, with at least two months' notice.
What are the penalties for breaking the rules?
Local authorities can issue civil penalties of up to £7,000 for minor breaches and up to £40,000, or prosecute, for serious or repeated breaches such as illegal eviction.
What happens next?
Mandatory registration on the private rented sector database starts on 15 December 2026, phased in region by region, at £65 a year per property. A landlord ombudsman is expected around 2028, and a minimum EPC rating of C for rented homes by 1 October 2030.
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Sources
- Which?: key dates confirmed for Renters' Rights Act reforms
- Nexa Law: the Renters' Rights Act changes from May 2026
- Shelter: what the Renters' Rights Act means for possession claims
- Propertymark: Budget 2026 raises landlord taxes
- NRLA: the Register Your Rental Property service
- HCR Law: EPC C by 2030 for private landlords
General information, not legal, tax or financial advice. Checked and last updated 29 October 2026.