The private rental sector in England is set for its most significant transformation in decades, with sweeping amendments to the Renters' Rights Act 2025 coming into force on 1 May 2026. The changes will affect millions of tenancies, prompting property experts to urge landlords to begin preparing immediately to ensure compliance.
From Fixed Contracts to Rolling Tenancies: The Core Change
One of the most fundamental shifts is the automatic conversion of all existing and new Assured Shorthold Tenancies (ASTs). From the implementation date, they will become assured periodic tenancies, effectively rolling contracts with no fixed end date. This move abolishes fixed-term agreements in the private rented sector, granting tenants greater flexibility to leave with two months' notice.
Katie Hatten, a director at Foden Property, used social media to break down the implications for landlords. She emphasised that while tenancies do not need to be formally renewed, a critical administrative duty arises. "Every tenant must receive the new government-issued leaflet by the end of May," Hatten stated. "There's no need to actually renew the tenancy itself - but you do need to prove the document was issued."
The Critical Importance of a Documented Audit Trail
Hatten strongly advised landlords to establish a clear and verifiable paper trail for all communications regarding the new rules. "So creating a clear paper trail matters," she explained. Whether using email acknowledgments, Docusign, Signable, or another digital tool, landlords must be able to demonstrate that each tenant received and confirmed the update.
Her practical advice is straightforward: "If you send it via email, ask them to respond and acknowledge its receipt. Keep those email documents filed so you have them on record." This evidence will be vital if landlords face scrutiny or disputes, as they will bear the responsibility of proving proper delivery of all mandatory paperwork.
New Limits on Rent Increases and Tenant Challenges
Further major reforms taking effect on 1 May 2026 will tightly regulate how landlords can raise rents. Increases will be restricted to just once per year and must follow the official Section 13 procedure, which requires providing tenants with two months' written notice.
Critically, this notice period also grants tenants the right to challenge the proposed increase if they believe it is unfair. Hatten highlighted the landlord's burden of proof in such cases: "The things you need to be aware of are the correct form, the correct notice, that they can challenge it and that if they do, you will need to provide evidence to support your rent increase."
The government has detailed the full suite of changes, which aim to provide enhanced rights and stability for an estimated 11 million renters. Key reforms include:
- The abolition of 'no-fault' Section 21 evictions.
- A ban on landlords advertising properties at a lower rent to instigate bidding wars.
- A cap on upfront payments, limiting them to a maximum of one month's rent.
- New rules making it illegal to refuse tenants solely because they receive benefits or have children.
- A requirement for landlords to fairly consider tenant requests to keep pets.
Officials stress that landlords will retain the ability to repossess properties for valid reasons such as selling, moving in a close family member, persistent rent arrears, or anti-social behaviour. The overarching goal is to create a clearer, fairer, and more balanced rental market for all parties involved.
