In preparation of the renters rights act changes formally starting on the 1st May 2026, we’ve prepared a quick overview video for our managed landlords to explain a little more about what is happening, and what we are doing to make sure you stay compliant throughout the transition.
Not one for watching Video? no problem we outline the changes below;
The rental market is about to go through one of the biggest changes in a generation.
With the Renters’ Rights Act set to reshape how private tenancies work, many landlords are understandably asking what this means for them, what they need to do, and how much extra responsibility it is likely to create.
At Orchards, we want to make things as clear and straightforward as possible. This article explains the key changes coming in under the new legislation and, just as importantly, what we are already doing to help our landlords stay compliant and protected.
Why are we sharing this?
There are two main reasons.
First, there is a lot of noise around the Renters’ Rights Act, and we want to give you a simple, factual overview of what is actually changing.
Second, we want to reassure you that we are already preparing for these changes on behalf of our landlords, so you do not have to try to navigate them alone.
A new rulebook for all tenancies
The first thing to understand is that this is not a minor adjustment to the existing system. The Renters’ Rights Act will introduce a new framework for private tenancies, effectively creating one single rulebook for all rental properties.
Importantly, this will not just apply to new tenancies. It will apply to existing tenancies as well.
The key date to be aware of is 1 May 2026. From that point, all existing tenancies will automatically move over to the new system. This is a hard deadline and it will affect every landlord.
Section 21 is being abolished
For many landlords, the biggest change will be the removal of Section 21 notices, often referred to as no-fault evictions.
Under the current system, Section 21 allows a landlord to regain possession of a property without needing to give a specific reason, provided the correct process has been followed. Under the new Act, that route will no longer be available.
Instead, landlords will need to rely on Section 8 and use one of the official legal grounds for possession.
This is a significant change, but it does not mean landlords lose the ability to regain possession of their property. It simply means that the correct legal ground must be used.
There are still valid grounds for possession
Although Section 21 is being removed, there will still be a clear and robust set of legal reasons a landlord can use to end a tenancy.
For example, a landlord may still be able to regain possession if they intend to sell the property or if they or a close family member want to move into it. In these cases, the required notice period is expected to be four months.
Where there are more serious issues, such as significant rent arrears or severe antisocial behaviour, the law will still provide routes for landlords to take action, with shorter notice periods in some cases.
This is one of the areas where professional management becomes particularly important. Serving the right notice, using the correct legal ground and following the process properly will matter more than ever.
Fixed-term tenancies are going
Another major change is the end of traditional fixed-term assured shorthold tenancies.
Under the new system, all new tenancies will be periodic from the start. In simple terms, that means they will roll on from month to month rather than being granted for a fixed term such as six or twelve months.
The tenancy will continue until either the tenant gives notice or the landlord ends it using one of the permitted legal grounds.
This will be a major shift in how tenancies are structured and managed, and it will affect both the wording of tenancy agreements and the way landlords plan ahead.
Rent increases will follow one set process
The Renters’ Rights Act will also change the way rent increases are handled.
Existing rent review clauses in tenancy agreements will no longer be valid. Instead, there will be one standard legal process for increasing rent.
Landlords will only be able to increase rent to market level once a year, using a Section 13 notice and giving at least two months’ notice.
This means rent reviews will need to be handled more carefully and more formally than before. Again, getting the process right will be essential.
New legal duties for landlords
Alongside the tenancy changes, the Act also introduces new legal obligations for landlords.
One of these is a requirement to join a government-approved ombudsman scheme. This will act as an independent route for tenants to raise complaints and seek resolution without needing to go to court.
There will also be a new national database for landlords and rental properties. Landlords will need to register themselves and their properties, with the aim of increasing transparency and improving oversight across the sector.
Other important rule changes
There are several other changes landlords should be aware of.
Blanket bans on pets will no longer be allowed. Instead, landlords will need to consider tenant requests to keep a pet and cannot simply refuse as a matter of policy.
Blanket bans on tenants with children or those in receipt of benefits will also be unlawful.
In addition, rental bidding will be prohibited. Properties must be advertised at a clear price, and that is the price that must be offered.
While some of these changes may feel like a further tightening of the rules around lettings, they are all part of the wider move towards a more standardised and regulated private rented sector.
What Orchards is doing for our landlords
We fully appreciate that this is a lot to take in.
The legislation is wide-reaching, the detail matters, and the consequences of getting things wrong are likely to become more serious.
That is exactly why we are already putting plans in place.
Our team is reviewing and updating the legal documents we use, preparing for the changes to tenancy structures and rent increase procedures, and ensuring that our marketing and advertising processes reflect the new rules.
We will also be supporting landlords with the new registration and compliance requirements, including the ombudsman and database obligations.
Most importantly, we will continue to guide our landlords through the practical side of all of this. That means helping you understand what applies to your property, what action needs to be taken and when, and how best to protect your position while staying fully compliant.
Our priority is to take as much of this burden off your shoulders as possible.
A changing market makes good management more important than ever
The private rented sector is becoming more regulated, more procedural and more time-sensitive.
For landlords, that means there is less room for informal or outdated approaches. Good management, accurate paperwork and up-to-date legal knowledge will be more important than ever.
At Orchards, we are committed to managing this transition properly and making sure our landlords feel informed, supported and protected throughout.
Need advice on how this affects your property?
This article is intended as a general overview, but we know many landlords will have questions about their own properties, tenants or agreements.
If you would like to discuss how the Renters’ Rights Act may affect your property, please get in touch with your property manager at Orchards. We are here to help.