Renters’ Rights Act 2026: What East Midlands Landlords Need to Know

The Renters’ Rights Act 2026 received Royal Assent on 27 October 2025 and the key provisions came into effect on 1 May 2026. But what does this mean for landlords?

If you’re wondering how this will affect your rental property in the East Midlands, it is a good idea to read on for the latest news, ensuring you understand the changes so you can be compliant.

A large number of changes are now in force – so we explore the crucial details which are likely to affect landlords in Market Harborough, Oakham, Stamford, Uppingham and beyond.

Renters Rights’ Act timeline overview 

Before a Bill passes through Parliament and becomes an Act enforceable under law, it must complete various stages of scrutiny. These stages were completed in 2025 and the Bill received Royal Assent, becoming the Renters’ Rights Act 2026.

Here is an overview of the timeline, along with what each stage involves:

Renters Rights Bill summary for East Midlands Landlords 

The new Act might be familiar to you already, or it might not. It is easy to be confused by the previous iteration of the Bill (the Renters Reform Bill).

Here is an up to date summary of the Renters’ Right Act 2026 and the impact it will have on landlords:

1. Section 21 abolished & periodic tenancies introduced 

The Act has removed fixed term tenancies, replacing them with periodic tenancies where all tenancies continue indefinitely until ended by the tenant (with 2 months’ notice) or landlord (using specific Section 8 grounds). From 1 May 2026, any fixed term tenancy automatically converted to an assured shorthold tenancy.

Impact on Landlords: Landlords can’t evict tenants without cause after a fixed term expires. Instead, they must use specific possession grounds outlined in law, requiring evidence and court proceedings if tenants don’t leave voluntarily. This also creates extra work for HMO landlords with student tenants, who now have to give a Section 8 notices 4 months in advance of the tenancy ending, allowing them to let the property to a new cohort of students in the next academic year.

2. Grounds for Section 8 repossession updated 

Grounds for possession have been expanded and updated under Section 8 from 1 May 2026. There is a 12-month protected period for landlords who want to occupy the property or sell it – and which requires notice periods of 4 months. Equally, there is greater lenience for rent arrears. 3 months arrears are required before serving an eviction notice (rather than 2 months), and the notice must be 4 weeks long (rather than 3 weeks). On the other hand, the updates make it easier to evict tenants (with no notice period), who commit anti-social behaviour or if severe criminal behaviour is detected.

Impact on Landlords: The removal of Section 21 “no-fault” evictions mean that landlords have to provide a specific reason for eviction, and then evidence this in case it is challenged at court (in some cases). The longer periods for rent arrears or to regain possession means that it is more important than ever to select the right tenants.

3. Rent increases restricted 

From 1 May 2026, all rent increases must now use the Section 13 notice process with 2 months’ notice, limited to once per year, and at market rate. Tenants can challenge unfair increases at tribunal without risk of higher rent being imposed, while any agreed increases can’t be backdated.

Impact on Landlords: Landlords retain the right to increase rents to market levels annually but must follow the set process. With no set rent review clauses allowed in tenancy agreements, landlords must proactively decide when to raise the rent and give adequate warning to tenants.

4. New Private Rented Sector Landlord Ombudsman  

All private landlords will need to join a new, mandatory ombudsman service that provides free dispute resolution for tenants and landlords. The ombudsman will be empowered to order “apologies, remedial action, and compensation” on behalf of the tenants, where this is found to be appropriate. This is likely to be set up in late 2026, with mandatory sign-up required around 2028, official dates are yet to be confirmed.

Impact on Landlords: Landlords will have to pay to be a part of the scheme (which is mandatory) and comply with the ombudsman’s decisions. Otherwise, landlords can face civil penalties up to £7,000 initially, rising to £40,000 for repeat breaches.

5. New Private Rented Sector Database 

Landlords must register themselves and properties on a new database, providing property information for local councils and demonstrating their compliance with (e.g.) property licences and EPC certificates. The PRS is currently in prototype format and is likely to become mandatory from late 2026 or 2027, using a phased regional roll-out approach.

Impact on Landlords: Landlords will pay to be a part of this scheme. Failure to register prevents certain possession grounds, and results in civil penalties up to £7,000 (or £40,000 for repeat breaches). Tenants will also be able to see some of this information, for example, past or pending actions against the landlord.

6. Right To Keep Pets Strengthened 

Since 1 May 2026, landlords must consider pet requests, and cannot unreasonably refuse them.

Impact on Landlords: Landlords have to account for reasons relating to health and safety if they want to disallow a pet. Landlords have 28 days to respond to written pet requests from tenants.

7. Decent Homes Standard Applied 

The Decent Homes Standard will apply to the private rented sector for the first time, with detailed requirements to be set out in late 2026 or 2027.

Impact on Landlords: Many landlords have properties that already meet these standards, but approximately 30% do not. It’s likely that some tweaks and updates will be required for most landlords, with a smaller measure having to fork out for major renovations, (e.g.) to increase property warmth and insulation.

8. Awaab’s Law Extension 

Private landlords must address serious hazards such as damp and mould within specified timeframes, as in the social housing sector – this is required by Awaab’s law. This is expected to come into effect between late 2026 and 2028.

Impact on Landlords: Landlords will be more culpable for hazards like black mould, and will have to take extra care to check and respond to tenant communications promptly to follow the law. This is another way that private renting and social renting standards are being aligned.

9. ‘No DSS’ Advertising Prohibited 

Effective since 1 May 2026, landlords and agents can’t discriminate in any way against families with children or those on benefits, including through ‘No DSS’ advertisements. Affordability and health and safety will be the only criteria to deny tenants a property.

Impact on Landlords: While landlords aren’t forced to accept tenants, they now have to think of credible reasons to say ‘no’. At the same time, landlords can still check affordability, conduct referencing checks and choose financially stable tenants over others. Terms in mortgages or leases requiring DSS discrimination are now unenforceable, so landlords cannot fall back on these terms either.

10. Rental Bidding Ended 

As of 1 May 2026, landlords must publish asking rents and cannot “request, encourage, or accept” offers above this amount, by any means or method.

Impact on Landlords: Landlords must carefully consider initial rent setting as they cannot accept higher offers. It will likely lead to an ‘Or Nearest Offer’ (ONO) where landlords set the rent very high, and see how much tenants are willing to offer before deciding to lower the price if no one shows interest.

11. Strengthened Local Authority Enforcement 

Councils were given strengthened powers from 27 December 2025, and can charge extended civil penalties (£7,000 for initial breaches, £40,000 for serious/repeat offences), and new duties to take enforcement action if various Renters’ Rights Act 2026 rules are breached. For example, they are able to enter business and residential properties and obtain on-site evidence of landlord (or agency) misconduct.

Impact on Landlords: Non-compliant landlords face increased scrutiny and higher penalties, meaning there is even greater need for careful property management to ensure that the new rules are followed (and fines avoided).

12. Enhanced Rent Repayment Orders 

Since 1 May 2026, the maximum rent repayment order has doubled from 12 to 24 months’ rent. Orders extend to superior landlords and company directors. Repeat offenders must pay maximum amounts, and the application period has been extended from 12 to 24 months.

Impact on Landlords: The financial consequences of offences have significantly increased, creating stronger deterrents against non-compliance. At the same time, this puts more pressure on landlords to know and follow all the rules so that they don’t have to repay rent.

13. Prohibiting Rent in Advance 

As of 1 May 2026, landlords are no longer able to accept rent payments before the tenancy begins and can only require up to one month’s rent in advance once the tenancy agreement is signed.

Impact on Landlords: This removed a tool some landlords used to assess tenant commitment or manage cash flow. It may affect tenant selection processes and require adjustment of payment terms – this is especially the case with international tenants, who were often charged significant rent in advance (due to the absence of UK based guarantors, for example).

Renters Rights Bill amendments  

In addition to the provisions described above, these are some of the additional legislation changes to be aware of:

• Restrictions on rent in advance – Rent in advance – before a tenancy agreement is entered into – is now a prohibited payment under the Tenant Fees Act 2019 (TFA).
• Rent guarantor product restrictions – Many third party, rent guarantor services are non-viable where they require the tenant to pay them to act as a rental guarantor (under the new rent in advance rules).
• Notices for HMO student tenancy changes – HMO landlords are able to give notice to student tenants (under Ground 4A) to guarantee a vacant property for the next load of students. However, a new clause stops this from happening if the tenancy was granted to the initial group 6 months before it commenced. This is a problem, because many student tenancies are agreed nearly a year in advance at the moment, so both landlord and tenant will have to adapt.
• Terms in the tenancy agreement can’t be used as a defence for not having the right licence – For example, if the landlord lets a property to two tenants who then allow their partners to live with them, while in an additional licensing area. The landlord is unable able to appeal to the fact that the tenancy agreement prohibits this. The mere fact that it has happened makes the landlord culpable for the situation, and liable for not having the right property licence.
• Guarantors don’t pay rent if tenant dies – As stated, the guarantor is no longer liable to pay the landlord in the event that the tenant dies.the landlord in the event that the tenant dies. 

What landlords needed to do by 1 May 2026

Landlords should have already familiarised themselves with the changes to ensure that they are compliant. The key actions required by 1 May 2026 included:

1. Written Statement of Terms – All new tenancies from 1 May 2026 required a written statement with prescribed content before the agreement is signed. Landlords with existing oral/undocumented tenancies must provide written information by 31 May 2026.
2. Tenancy documents – Existing tenancy agreements did not need to be re-issued, but may contain unenforceable clauses (e.g. fixed-term provisions). Landlords should review and update templates.
3. Section 21 deadline – 30 April 2026 was the last date to serve a Section 21 notice. Court proceedings under existing Section 21 notices must be started by 31 July 2026.
4. Safety compliance – Review all gas, electrical, and EPC certificates. Courts can refuse possession claims if safety compliance is not in order.

Actions required/changes from 31 May 2026:

Information Sheet – Landlords must provide the official Renters’ Rights Act Information Sheet 2026 to all existing tenants with a written tenancy agreement by 31 May 2026. The sheet is a prescribed PDF that must be downloaded from the gov.uk website. Failure to comply can result in a fine of up to £7,000.

Prior Notices – Landlords wishing to rely on certain possession grounds for existing tenancies should serve Prior Notices before 31 May 2026.

What is still to come under the Renters’ Rights Act?

Phase one has now been rolled out but there are further provisions that are yet to be implemented, which include:

• PRS Database (phased regional rollout expected from late 2026)
• Mandatory PRS Ombudsman (setup beginning late 2026, compulsory sign-up expected ~2028)
• Decent Homes Standard applied to PRS (subject to consultation)
• Awaab’s Law extension to PRS (subject to consultation, specific timeframes still to be confirmed)

Compliance with the Renters’ Rights Act 2026

We understand that the Renters’ Rights Act 2026 is a cause for concern for many landlords across the East Midlands areas like Rutland, Oundle or Wymondham – so it is all the more important to have letting agent fees which reflects comprehensive service which protects your business (and to switch letting agents if they don’t provide the level of service you need).

It’s likely that you have plenty of questions that go beyond the scope of this article, for example, within an agricultural and rural context. If you’d like specialist advice such as rural land management and estate management, or standard lettings advice, then contact our experienced team today.