The Renters’ Rights Act has changed the legal landscape for landlords in England. For UK landlords, the main risk is not only knowing that the law has changed. It is failing to update day-to-day letting habits, notices, records and communications in line with the new rules.
From 1 May 2026, core reforms have come into effect, including the end of Section 21 no-fault evictions, the move away from fixed-term assured shorthold tenancies, tighter rent increase procedures and new duties around written information. Further phases will bring the Private Rented Sector Database, an Ombudsman, Awaab’s Law and the Decent Homes Standard into the private rented sector.
Legal risk usually grows where processes are inconsistent. A missed document, a poorly evidenced rent rise, a rushed possession notice or a delayed repair can all become costly. Ellis & Co’s property management services are designed to help landlords stay organised, compliant and commercially focused.
Related: All about tenant screening – A guide for landlords
Understand what changed on 1 May 2026
The first step is to separate current duties from future reforms. Landlords should no longer rely on Section 21. They must use the correct Section 8 route where possession is needed, supported by the relevant ground and evidence.
Most existing assured shorthold tenancies have automatically transitioned to assured periodic tenancies under the Renters’ Rights Act. New tenancies should include the required written information about key terms such as rent, deposit, repair responsibilities, bills and landlord details. For existing written tenancies, the official Renters’ Rights Act Information Sheet had to be provided to most tenants by 31 May 2026.
Why old templates can create problems
Many landlords have used the same tenancy agreement, advert wording or rent review process for years. Under the new framework, outdated templates can expose owners to avoidable errors. Agreements should be reviewed, advert scripts updated and staff or contractors briefed on what can and cannot be said.
Related: Ellis & Co’s landlord services
Reduce possession risk with better evidence
Landlords can still regain possession in legitimate circumstances, but the evidence standard matters. Selling, moving into the property, rent arrears, antisocial behaviour or other grounds require the correct notice and supporting records. A weak file can delay action and increase cost.
A landlord considering possession should collect the tenancy agreement, rent account, correspondence, inspection notes, contractor reports and any relevant photographs. Where the ground relates to sale or personal occupation, timing and intention should be handled carefully.
Plan before serving notice
A notice should never be treated as an admin shortcut. Before serving, check the applicable ground, notice period, evidence, deposit position, licensing requirements and whether any outstanding repair issue could undermine the case.
Related: Regaining a Tenanted Home for Personal Use: Evidence, Timing and Legal Safeguards
Handle rent increases carefully
Rent increases are another area where risk can arise. From 1 May 2026, increases must be made using the Section 13 process, only once every twelve months, with at least two months’ notice. Tenants can challenge a proposed increase if they believe it is above market level.
This does not prevent landlords from charging a fair market rent. It does mean the figure should be supported by local evidence. Comparable properties, condition, size, location, transport, garden space and energy performance may all influence what is reasonable.
Review marketing and tenant selection
Rental bidding rules mean landlords and agents must publish an asking rent and must not ask for, encourage or accept bids above that amount. This makes accurate valuation and transparent marketing essential.
Tenant selection also needs a fair process. Landlords should avoid blanket statements that exclude applicants because they have children or receive benefits. Affordability and referencing can still be assessed, but the criteria should be relevant, consistent and recorded.
Treat repairs as compliance, not just maintenance
Repairs are one of the most common sources of landlord and tenant tension. Under the evolving framework, slow responses to damp, mould, heating faults or safety concerns may carry greater consequences. Awaab’s Law and the Decent Homes Standard are due to arrive in later phases, but landlords should prepare now.
A good repair process includes clear reporting routes, prompt acknowledgement, triage, contractor updates and completion records. Inspection reports should note condition, ventilation, signs of water ingress and any tenant concerns. This protects the tenant and the property.
Document every important step
If a complaint escalates, evidence will matter. Keep emails, photographs, invoices, certificates, check-in records, inspection reports and notes of phone calls. The future Ombudsman route is expected to focus on fair, impartial and binding resolution, so a complete file can make a real difference.
Related: PRS complaints and the Ombudsman: how landlords should handle issues before they escalate
Use professional property management where risk is rising
Self-managing can work well for experienced landlords with time, systems and up-to-date knowledge. Yet the Renters’ Rights Act increases the value of professional support. A managed service can help with compliance reminders, rent collection, inspections, maintenance coordination and tenant communication.
The aim is not simply to outsource tasks. It is to reduce errors, keep records in order and maintain a positive tenancy. That can protect income as well as legal position.
If you are unsure whether your tenancy paperwork, rent review process or property management routine is ready for the Renters’ Rights Act, Ellis & Co can help. Contact your local branch or book a free lettings valuation for practical guidance based on your property and local market.
