What every landlord needs to know before 1 May 2026

If you’re a landlord in England, there are some upcoming changes worth knowing about. From 1 May 2026, new rules under the Renters' Rights Act will bring changes to the sector, with much of the focus on banning no-fault evictions.

But the reforms go much further than the end of Section 21, the law that currently lets landlords evict tenants without giving a reason. They’ll also affect how tenancies are set up and managed.

Whether you rent out a former family home or rely on a property portfolio for retirement income, it's important to understand what's changing.

Here are seven things you need to know.

1. A new information sheet for tenants

This is one of the more straightforward new requirements, but also easy to miss. Landlords (or their agents) must give every tenant a government issued Renters' Rights Act Information Sheet before 31 May 2026.

The document covers topics such as evictions, tenancy changes and rent reviews. It must be given to each tenant named on the agreement, either as a hard copy or digitally (although live-in landlords don't need to provide it to lodgers). You can find more guidance on GOV.UK.

2. Tenancies must be in writing

Many long-standing landlords, particularly those renting to friends or long-term tenants, may rely on verbal agreements. But from 1 May 2026 every new tenancy must include written details covering key terms such as:

• rent;
• deposit; 
• length of tenancy; and 
• who's responsible for maintenance.

If you currently have a verbal agreement, you'll need to put it in writing when the tenancy next changes. While it may feel like extra paperwork, a clear written agreement helps prevent misunderstandings and protects both sides if issues arise.

3. The end of fixed-term tenancies

Fixed-term tenancies will be replaced with rolling agreements that renew monthly. Any existing end dates will no longer apply, and tenancies will continue until either side chooses to end them, or both agree.

At the same time, assured shorthold tenancies (AST), will be abolished, with existing agreements automatically moving across to a new type called an assured periodic tenancy (APT), which has no fixed end date.

4. New eviction rules

One of the biggest changes for landlords is the end of no-fault evictions, also known as Section 21, under the Housing Act 1988.

You'll still be able to end a tenancy where there's a genuine reason, but you'll need to follow the Section 8 process instead. This means you'll have to give a clear, legal reason when you serve notice.

Valid reasons may include:

• selling the property;
• needing to move in yourself;
• significant rent arrears; or
• anti-social behaviour.

If the case goes to court, you'll need to provide evidence, and it'll be up to the judge to decide whether you can take back possession.

The government said it'll strengthen the court process to help make sure legitimate evictions are dealt with more quickly.

5. Limits on rent increases

Under the new rules, landlords can't increase rent more than once every 12 months, and must give at least two months' notice. This applies even if your tenancy agreement currently allows for more frequent increases.

The change is designed to prevent sudden or repeated rent hikes. It means you'll need to plan ahead, especially if your costs, such as mortgage payments, insurance and maintenance, are rising.

6. Stricter rules for rental adverts

Rental adverts will have to meet stricter rules around fairness. Listings can't exclude groups such as families with children or people who receive benefits. Blanket bans on pets won't be allowed either, and any request must be considered on its merits.

Adverts must also be accurate and include a clear, fixed asking price, with no misleading claims.

For landlords who advertise on social media or local noticeboards, this is especially important. Informal adverts must meet the same standards as those on major property websites.

7. The end of rental bidding

In recent years, sought-after properties have often attracted multiple applications, with tenants offering more than the advertised rent to secure a home. This let some landlords achieve higher-than-expected rents through informal bidding wars.

That won't be allowed under the new rules. You'll need to set a clear asking rent and can't invite, encourage or accept offers above it, so phrases like ‘offers over £x’ will no longer be legal.

There will also be tighter limits on upfront payments. You can ask for up to one month's rent before the tenancy starts. Once it's begun, you can't ask for rent before it's actually due, which puts an end to the practice of asking for large payments upfront.

Keeping up to date

Many landlords in their 50s, 60s and beyond perhaps didn't plan to become professional landlords. You might've inherited a home, held onto a former family property, or invested in Buy-to-Let as part of your retirement plans.

These new rules don't require you to become a legal expert, but you'll need to keep up to date with what's happening. You can do this by signing up to government alerts about changes to the private rented sector.

There are significant fines for landlords who break the rules:

• up to £7,000 for less serious breaches (for example, not giving tenants the Renters' Rights Act Information Sheet); and
• up to £40,000 for more serious violations (for example, unlawfully evicting a tenant).

You can find the full list of fines on GOV.UK.

Once you've got your head around the new rules and updated your processes, the day-to-day running of your rental shouldn't feel any more complicated. In fact, clearer rules could hopefully mean fewer disputes and smoother relationships with tenants.

What's coming next

Further changes are expected later this year. A new Private Rented Sector Database (PRS) will be introduced in stages across England, creating a register of landlords and rental properties. Alongside this, a free complaints service called the Private Landlord Ombudsman (PLO) will give renters a straightforward way to resolve disputes without going to court.

In episode 49 of The Pension Confident Podcast, our expect panel unpack whether you can still make money as a Buy-to-Let landlord. Listen to the episode or read the transcript.

Emma Lunn is a multi-award winning Freelance Journalist. She’s written about personal finance for 20 years, with a career spanning several recessions and their consequences. Her work has appeared in The Guardian, The Mirror, The Telegraph and MoneyWeek. Emma enjoys helping people learn to manage their money well, in both the short and long term.

Risk warning

As always with investments, your capital is at risk. The value of your investment can go down as well as up, and you may get back less than you invest. This information should not be regarded as financial advice.