The biggest changes to landlord regulations in a generation have arrived. Fines for non-compliance are bigger than ever. Our team is here to walk you through it.
From the abolition of Section 21 to mandatory portal registration, staying on top of the changes is critical. Fines for non-compliance have doubled in some areas. Get peace of mind by having your portfolio audited — staying compliant while still maximising your rental returns.
On 1st May 2026 the first measures came into force in England, with more on the way. These changes give tenants greater security and improved rights.
The six and twelve-month minimum commitments have disappeared. All tenancies are now rolling periodic, with tenants able to give two months' notice at any point. Written terms are mandatory — if you don't have a physical tenancy agreement in place, you'll need to issue one. Existing tenancies are converting on a rolling basis.
Landlords have lost the right to give two months' notice without reason. The only legal way to end a tenancy now is via a Section 8 notice citing a valid ground. Ground 1A (intention to sell) can't be used in the first 12 months of a tenancy, and you can't re-let the property within 12 months of expiry. If you might sell at some point, this requires careful forward planning.
Notice periods have lengthened and the bar is higher. For rent arrears (ground 8), tenants must now be three months in arrears before notice can be served, and the notice period itself has doubled from 2 to 4 weeks. Evicting a non-paying tenant takes longer overall — you may want to increase your cash reserves.
A single modern quality benchmark is being introduced across both social and private rented sectors, with full PRS enforcement by 2035. Expect stronger rules on damp, mould, insulation, and increased penalties for non-compliance. Our maintenance team can advise on what's needed to bring a property up to standard.
Blanket bans on tenants with children or in receipt of benefits are now illegal. You can't accept rent above the advertised amount, or encourage bidding wars. Pet refusals require a valid reason — but valid reasons still exist (e.g. property unsuitable for the type of pet). Pet damage insurance is now a permitted payment under the Tenant Fees Act; tenants can either take it out themselves or cover your costs.
All landlords in England will need to register on a new Private Rented Sector Database, listing every property they let. The aim is to give councils and tenants a single source of truth on who owns and manages each rental. Failure to register will make it illegal to let. Regional rollout begins late 2026 and continues into 2027/2028.
The maximum penalty a local authority can issue has risen from £30,000 to £40,000. Councils can also issue penalties for illegal evictions without going to court. The maximum Rent Repayment Order amount has doubled from 12 to 24 months' rent. The cost of non-compliance is now genuinely material.
Rent can only be increased once every 12 months, to a fair market rate, via a Section 13 notice with two months' notice. Any pre-existing rent-increase clauses written into older tenancy agreements are no longer valid — they must follow the new process. We can advise on benchmarking against MK and Luton rental data so increases are both compliant and supportable.
We will walk through every tenancy you manage with us (or with another agent), flag the gaps that need closing under the new rules, and tell you exactly what to do next. Free, no obligation — just clarity.
This page summarises the Renters' Rights Act for general guidance. It is not legal advice — always consult a solicitor or your professional adviser for decisions on a specific property or tenancy.