THE PROPERTY FILTER TAKE
Section 21 no-fault evictions are abolished in England from 1 May 2026; all tenancies are now periodic and landlords must cite a legal ground to end them (MHCLG, 1 May 2026)
Landlords with existing tenancies converted automatically on 1 May - there is no transition period, and a missed 31 May deadline for the government information sheet carries a fine of up to £7,000
You may wish to speak to a lettings solicitor or your NRLA adviser to review your notice procedures and tenancy documents before serving any new notices
The Renters' Rights Act came into force in England on 1 May 2026 (MHCLG, 1 May 2026). It abolishes Section 21 "no-fault" evictions and rewrites the rules of the private rented sector. If you rent out property in England, or rent one, the ground has shifted. Here is what changed, what it costs to get wrong, and what you need to do before the end of May.
What changed on 1 May 2026
The biggest shift is the abolition of Section 21. From 1 May 2026, landlords in England can no longer evict a tenant without a legally recognised reason (MHCLG, 1 May 2026). At the same time, fixed-term Assured Shorthold Tenancies (ASTs) are gone. Every tenancy is now a periodic assured tenancy - rolling on a monthly or weekly basis with no fixed end date.
To end a tenancy, a landlord must now give at least 4 months' written notice and cite a valid legal ground (MHCLG, 1 May 2026). Valid grounds include wanting to sell the property or move back in. Tenants must give 2 months' notice to leave (BCP Council guidance, 2026). In practice this means longer lead times on both sides. Budget for that when planning your portfolio.
Rent increases are also tightened. Landlords can raise rent once per year, with 2 months' written notice required before any increase takes effect (MHCLG, 1 May 2026). And bidding wars on rentals are now illegal. A landlord or agent cannot accept or invite offers above the advertised asking rent (MHCLG, 1 May 2026). Advertise accurately from day one.
Deadlines and fines landlords cannot ignore
Two compliance deadlines sit immediately ahead. First, every landlord and letting agent must send a copy of the government's official information sheet to all named tenants by 31 May 2026 (MHCLG, 1 May 2026). Miss that deadline and the penalty for non-compliance is up to £7,000 (MHCLG, 1 May 2026). That is a straightforward admin task with a hard cutoff.
Second, private landlords must register on the new Private Rented Sector (PRS) database and pay an annual fee (MHCLG, 1 May 2026). The database is being rolled out and registration is mandatory. Landlords who are not yet registered should check the MHCLG website for their registration window.
One more right that takes effect from 1 May 2026: tenants can formally request to keep a pet, and landlords cannot unreasonably refuse that request (MHCLG, 1 May 2026). If you want to decline, you will need a documented, reasonable justification. A blanket "no pets" policy is no longer sufficient on its own.
What this means for landlords in practice
The Renters' Rights Act applies to England only. Scotland, Wales, and Northern Ireland operate under separate legislation and are not affected by these changes.
For landlords with existing tenancies, the change is immediate. All existing ASTs converted to periodic assured tenancies on 1 May 2026 (NRLA, 2026). There is no transition period. You are already operating under the new rules.
The shift is significant but manageable. Longer notice periods, mandatory grounds for eviction, and the PRS database all add process. But they also create predictability. Tenants now have more stability; landlords have a clearer legal framework to work within. The risk is non-compliance - particularly the 31 May information sheet deadline, which many landlords will miss simply because they are not aware of it.
You may wish to speak to a lettings solicitor or your NRLA membership adviser to review your tenancy agreements, notice procedures, and pet policy wording before serving any new notices. Getting the paperwork right from the start is considerably cheaper than a tribunal challenge later.
Key takeaways
Section 21 no-fault evictions are abolished in England from 1 May 2026; all tenancies are now periodic and landlords must cite a legal ground to end them (MHCLG, 1 May 2026)
Landlords with existing tenancies converted automatically on 1 May - there is no transition period, and a missed 31 May deadline for the government information sheet carries a fine of up to £7,000
You may wish to speak to a lettings solicitor or your NRLA adviser to review your notice procedures and tenancy documents before serving any new notices
Related Property Filter resources
The Renters' Rights Act came into force in England on 1 May 2026 (MHCLG, 1 May 2026). It abolishes Section 21 "no-fault" evictions and rewrites the rules of the private rented sector. If you rent out property in England, or rent one, the ground has shifted. Here is what changed, what it costs to get wrong, and what you need to do before the end of May.
What changed on 1 May 2026
The biggest shift is the abolition of Section 21. From 1 May 2026, landlords in England can no longer evict a tenant without a legally recognised reason (MHCLG, 1 May 2026). At the same time, fixed-term Assured Shorthold Tenancies (ASTs) are gone. Every tenancy is now a periodic assured tenancy - rolling on a monthly or weekly basis with no fixed end date.
To end a tenancy, a landlord must now give at least 4 months' written notice and cite a valid legal ground (MHCLG, 1 May 2026). Valid grounds include wanting to sell the property or move back in. Tenants must give 2 months' notice to leave (BCP Council guidance, 2026). In practice this means longer lead times on both sides. Budget for that when planning your portfolio.
Rent increases are also tightened. Landlords can raise rent once per year, with 2 months' written notice required before any increase takes effect (MHCLG, 1 May 2026). And bidding wars on rentals are now illegal. A landlord or agent cannot accept or invite offers above the advertised asking rent (MHCLG, 1 May 2026). Advertise accurately from day one.
Deadlines and fines landlords cannot ignore
Two compliance deadlines sit immediately ahead. First, every landlord and letting agent must send a copy of the government's official information sheet to all named tenants by 31 May 2026 (MHCLG, 1 May 2026). Miss that deadline and the penalty for non-compliance is up to £7,000 (MHCLG, 1 May 2026). That is a straightforward admin task with a hard cutoff.
Second, private landlords must register on the new Private Rented Sector (PRS) database and pay an annual fee (MHCLG, 1 May 2026). The database is being rolled out and registration is mandatory. Landlords who are not yet registered should check the MHCLG website for their registration window.
One more right that takes effect from 1 May 2026: tenants can formally request to keep a pet, and landlords cannot unreasonably refuse that request (MHCLG, 1 May 2026). If you want to decline, you will need a documented, reasonable justification. A blanket "no pets" policy is no longer sufficient on its own.
What this means for landlords in practice
The Renters' Rights Act applies to England only. Scotland, Wales, and Northern Ireland operate under separate legislation and are not affected by these changes.
For landlords with existing tenancies, the change is immediate. All existing ASTs converted to periodic assured tenancies on 1 May 2026 (NRLA, 2026). There is no transition period. You are already operating under the new rules.
The shift is significant but manageable. Longer notice periods, mandatory grounds for eviction, and the PRS database all add process. But they also create predictability. Tenants now have more stability; landlords have a clearer legal framework to work within. The risk is non-compliance - particularly the 31 May information sheet deadline, which many landlords will miss simply because they are not aware of it.
You may wish to speak to a lettings solicitor or your NRLA membership adviser to review your tenancy agreements, notice procedures, and pet policy wording before serving any new notices. Getting the paperwork right from the start is considerably cheaper than a tribunal challenge later.
Key takeaways
Section 21 no-fault evictions are abolished in England from 1 May 2026; all tenancies are now periodic and landlords must cite a legal ground to end them (MHCLG, 1 May 2026)
Landlords with existing tenancies converted automatically on 1 May - there is no transition period, and a missed 31 May deadline for the government information sheet carries a fine of up to £7,000
You may wish to speak to a lettings solicitor or your NRLA adviser to review your notice procedures and tenancy documents before serving any new notices
