The Renters Rights Act 2025, which received Royal Assent in October 2025, represents the most significant overhaul of the private rented sector in a generation. If you own rental property in England, the changes coming into effect from 1 May 2026 will fundamentally alter how you manage tenancies, set rents, and — if necessary — reclaim your properties.
Speaking at a business power session hosted by Polish Business Link (PBL) at Carter Lemon Camerons, property partner Leesa Glenwright was unambiguous about the scale of change: this is not a set of minor amendments. It is a wholesale restructuring of the landlord-tenant relationship.
"The purpose of the Act is really to give tenants more security — but also ensuring that landlords can recover their property when it's reasonable. It's basically to give new safeguards for tenants, which will give them more time to find a home if landlords evict them to sell or move in." — Leesa Glenwright, Property Partner, Carter Lemon Camerons
For landlords who own investment property — whether you hold a single flat in London or a portfolio — the decisions you make in the weeks immediately before and after 1 May 2026 will have significant legal and financial consequences.
The centrepiece of the Act is the abolition of Section 21 — the no-fault eviction notice that currently allows landlords to reclaim a property simply by serving two months' notice, without providing any reason. From 1 May 2026, Section 21 will no longer exist as a tool for landlords entering the new regime.
Under the new framework, a landlord who wishes to end a tenancy must have a legally specified reason. The three principal grounds are:
The Act also gives tenants explicit protection against retaliatory eviction — being asked to leave because they have raised a complaint about the property's condition, challenged a rent increase, or exercised another legal right.
There is one date every landlord needs to hold front of mind: 1 May 2026. Tenancies where a valid notice has been served before this date are not subject to the new Act. Tenancies that continue beyond 1 May without a valid prior notice will automatically convert to the new periodic tenancy model and be fully governed by the new legislation — regardless of what the existing written agreement says.
If you have decided — for any legitimate reason — that you want to end a tenancy and are not prepared to operate under the new rules, you must serve a valid Section 21 notice before 1 May 2026. Even if the notice period extends beyond that date, the notice itself must be served before the deadline. Carter Lemon Camerons strongly recommends taking legal advice before taking this step.
From 1 May 2026, all new tenancies will be periodic — rolling on a monthly or weekly basis without a fixed end date. Existing tenancies will also convert to periodic tenancies on that date, regardless of when the tenancy was originally signed.
Break clauses in existing tenancy agreements will no longer be enforceable after 1 May 2026. If you intended to use a break clause, it must be exercised before that date.
Periodic tenancies continue until either party serves valid notice. Tenants must give two months' notice to vacate. Landlords must have a legally specified ground and follow the appropriate procedure.
One month's rent in advance only
Landlords may no longer request multiple months' rent upfront. Any landlord found to have accepted more than one month's rent in advance can be fined by the local council — though the exact penalty structure was still being finalised at the time of writing.
No bidding wars
Landlords who advertise a property and then accept offers above the advertised rent will be in breach of the Act and face council enforcement action.
Rent increases capped at once per year
Landlords can only raise rent once in any twelve-month period. The increase must be in line with market rates, supported by evidence, and served via the statutory process with at least two months' notice. If a tenant believes the increase is above market rate, they may refer it to a tribunal — which has the power to reduce the rent to market level but not to increase it.
The Act introduces a new regime for pets in rental properties. Landlords will no longer be able to include a blanket 'no pets' clause in tenancy agreements. A tenant who wishes to keep a pet must submit a written request with a description of the animal. The landlord has four weeks to respond — with one week's extension permitted if they require further information — and may only refuse on reasonable grounds.
What constitutes a 'reasonable' refusal remains to be tested in case law. Likely valid grounds include a head lease prohibition on pets, or an animal requiring a dangerous animal licence. A blanket refusal based on personal preference will no longer be sufficient.
Phase 1 — From 1 May 2026
Phase 2 — Late 2026
Phase 3 — 2035 to 2037
For landlords with small portfolios, the combination of these changes — reduced income flexibility, stricter eviction grounds, mandatory registration costs, upcoming EPC requirements, and the obligation to fund an ombudsman — will prompt some to decide that the private rental market no longer works for them.
That is a legitimate decision. But it requires action now, not in June. Any landlord who serves a valid Section 21 notice before 1 May will retain the ability to end the tenancy under the existing rules — but this strategy carries the risk of a property sitting empty between the tenant vacating and a sale completing.
Carter Lemon Camerons' property team advises all landlords to take professional legal advice before making this decision.
Q: When does Section 21 end in England?
A: Section 21 no-fault evictions are abolished from 1 May 2026. Any notice served before this date remains valid. After 1 May 2026, landlords must have a legally specified reason to end a tenancy.
Q: Can landlords still evict tenants in England in 2026?
A: Yes, but only on specific legal grounds: rent arrears, sale of the property, or the landlord or family member moving in. No-fault evictions are no longer permitted after 1 May 2026.
Q: What is a periodic tenancy under the Renters Rights Act?
A: From 1 May 2026, all tenancies in England become periodic — rolling on a monthly or weekly basis with no fixed end date. Fixed-term tenancies and break clauses can no longer be created or enforced after this date.
Q: Can landlords refuse pets in rental properties in England from 2026?
A: Landlords can no longer include blanket 'no pets' clauses. They must consider written requests from tenants and can only refuse on reasonable, demonstrable grounds.
Q: What EPC rating do rental properties need in the UK by 2030?
A: All private rental properties in England must achieve a minimum EPC rating of C by 2030 to be lawfully let. Exceptions apply to listed buildings and properties under major renovation.