With the first phase of the Renters’ Rights Act coming into force this week, letting agents in England are being advised to review processes ahead of significant changes to tenancy management, possession rules and rent regulation.
From 1 May 2026, the legislation begins rolling out reforms that will reshape core elements of the private rented sector, including how tenancies are structured and how possession and rent increases are handled.
A key immediate change is the abolition of Section 21 “no fault” evictions. From this point, possession claims will need to be made under revised Section 8 grounds, requiring clear legal justification and supporting evidence in each case.
All tenancies will also transition to a periodic system, removing fixed-term agreements. Agents are expected to adjust procedures around tenancy renewals, notice periods and landlord guidance to reflect the new framework.
Under the updated rules, possession will only be granted on specific grounds such as rent arrears, intention to sell, or landlord occupation. This places greater emphasis on documentation and compliance to reduce the risk of delays or rejected claims.
The Act also introduces restrictions on rent increases, limiting them to once per year, alongside a ban on rental bidding. Letting agents will need to ensure pricing and marketing practices are aligned with the new requirements.
Stronger anti-discrimination provisions are also being introduced, requiring more consistent and structured applicant assessment processes across the sector.
With the deadline fast approaching, agents should be clear on critical transitional dates:
+ Section 21 notices issued before 1 May 2026 remain valid only if legal proceedings begin before 31 July 2026
+ By 31 May 2026, all tenants must be issued with the UK government’s Renters’ Rights information sheet, either digitally or in print
+ The second phase of the Act is expected from late 2026, including the introduction of a Landlord Database and PRS Landlord Ombudsman
With only days to go, Propertymark says agents should have already reviewed tenancy agreements, updated documentation, and ensured staff are fully trained on the new legal framework. Increased focus will be placed on compliance, record-keeping, and clear communication with both landlords and tenants.
I’ve been preparing for the consequences of the RRA since it became clear what this legislation actually creates. These are not periodic tenancies in any meaningful sense. They are assured tenancies in all but name, and that creates an immediate technical breach of BTL lending conditions that specified ASTs. Most landlords don’t know that yet.
There is much more to consider than a compliance checklist.
Rent increases under the RRA go to tribunal if challenged. The tribunal cannot award above the landlord’s proposed increase, so the ask becomes the ceiling, not the floor. That sounds tenant friendly. It isn’t. The benchmark the tribunal uses is a flawed hedonic index that already understates market rent. The first landlord to lose a Section 13 challenge sets the precedent. Most won’t be able to afford to appeal it. That single case will define rent regulation in the PRS for years.
Section 21 is gone. Possession now requires evidenced, documented grounds under Section 8; arrears, damage, nuisance, intent to sell. That evidence trail needs to be built from day one of the tenancy, systematically, not assembled in a panic when possession becomes necessary. That is an entirely different discipline to anything most agents have had to do before.
The compliance checklist is the least of it.
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