Published: 28 May 2026 | Category: Property & Landlord News
Only four weeks have passed since the most significant shake-up of England's private rented sector in a generation took effect — and thousands of landlords are still scrambling to understand exactly what changed on 1 May 2026. The Renters Rights Act 1 May 2026 landlords new tenancy regime section 21 reforms did not arrive quietly: the last valid Section 21 notice in England was served on 30 April 2026, and from midnight that night, the entire legal landscape for private landlords shifted permanently. If you haven't audited your portfolio's compliance yet, the clock is already ticking.
🔑 Key Takeaways
- Section 21 'no-fault' evictions are abolished — the last valid notice could only be served on or before 30 April 2026.
- All existing assured shorthold tenancies (ASTs) automatically converted to assured periodic tenancies on 1 May 2026, with no fixed end date.
- Landlords must serve the government-issued tenant information sheet by 31 May 2026 — failure risks civil penalties.
- New rules on rent increases, rent in advance, bidding wars and pets are all live from 1 May 2026.
- Decent Homes Standard and Awaab's Law for the private rented sector (PRS) are coming — but on a later timetable.
📋 Table of Contents
- What Changed on 1 May 2026?
- Section 21 Abolished: What It Means in Practice
- Immediate Compliance Checklist for Landlords
- Reformed Grounds for Possession: Your New Toolkit
- Rent Increases, Bidding Bans and Pet Requests
- EPC, Decent Homes Standard and Awaab's Law: What's Next
- Why a Property Condition Survey Matters More Than Ever
- FAQ
- Conclusion
What Changed on 1 May 2026? {#what-changed}
The Renters' Rights Act received Royal Assent in late 2024, but its most consequential provisions — collectively described as the new tenancy regime — came into force on 1 May 2026. The changes apply to the entire private rented sector in England and affect every landlord, letting agent and buy-to-let investor with residential property.
Here is a summary of what went live on that date:
| Provision | Status from 1 May 2026 |
|---|---|
| Section 21 'no-fault' evictions | Abolished |
| Assured shorthold tenancies (ASTs) | Converted to assured periodic tenancies |
| Fixed-term tenancies for new lets | No longer permitted |
| Reformed Section 8 possession grounds | In force |
| Annual rent increases via Section 13 only | In force |
| Rent in advance capped at one month | In force |
| Rental bidding ban | In force |
| Right to request a pet | In force |
| Anti-discrimination provisions | In force |
| Stronger local-authority enforcement | In force |
| Decent Homes Standard (PRS) | ⏳ Later timetable |
| Awaab's Law (PRS) | ⏳ Later timetable |
For landlords managing tenancy contracts and documentation, this table represents the minimum scope of review required right now.
Section 21 Abolished: What It Means in Practice {#section-21}
The abolition of Section 21 under the Renters Rights Act 1 May 2026 landlords new tenancy regime section 21 framework is the headline change — but its practical implications run deeper than many landlords initially anticipated.
Before 1 May 2026, a Section 21 notice allowed landlords to recover possession without giving a reason, provided correct procedure was followed. From 1 May 2026, that route no longer exists. Any Section 21 notice served on or after 1 May 2026 is invalid, and landlords face civil penalties for attempting to use it.
💡 Key point: Every existing AST — regardless of whether it had months left to run — automatically became an assured periodic tenancy on 1 May 2026. There are no exceptions for fixed terms that were mid-contract.
This means tenants now have open-ended security of tenure by default. Landlords cannot simply wait for a fixed term to expire and then issue a no-fault notice. Possession must be sought through the reformed Section 8 grounds.
Staying informed about property market legislation changes is now essential for every landlord operating in England.
Immediate Compliance Checklist for Landlords ✅ {#compliance}
With the 31 May 2026 deadline for the tenant information sheet fast approaching, here is what landlords must prioritise right now:
By 31 May 2026
- Serve the government-issued tenant information sheet to all existing tenants — this is a statutory requirement under the new regime
- Review all tenancy agreements to confirm they reflect the periodic tenancy structure
- Remove any clauses that reference Section 21 or fixed-term end-date possession
Ongoing from 1 May 2026
- Ensure rent increase procedures use Section 13 notices only (annual increases, correct notice periods)
- Do not request more than one month's rent in advance from any tenant
- Implement a written process for handling pet requests within the required timeframe
- Train letting staff on the anti-discrimination provisions (landlords cannot refuse tenants on the basis of benefits receipt or family status)
- Review advertising practices to ensure no rental bidding is solicited or accepted
For landlords who want a broader overview of their obligations, the landlord resource hub covers key topics in accessible detail.
Reformed Grounds for Possession: Your New Toolkit {#grounds}
The abolition of Section 21 does not mean landlords have lost all ability to recover their property. The reformed Section 8 grounds for possession have been significantly expanded and strengthened. Landlords now have access to a broader set of mandatory and discretionary grounds, including:
Mandatory grounds (court must grant possession if proven):
- Ground 1A — Landlord wishes to sell the property
- Ground 1 — Landlord or close family member intends to move in
- Ground 8 — Rent arrears of at least two months (at notice and hearing)
- Grounds 10 & 11 — Lesser rent arrears and persistent late payment
Discretionary grounds (court weighs circumstances):
- Breach of tenancy conditions
- Deterioration of the property
- Anti-social behaviour
⚠️ Important: Notice periods for many grounds have changed. Landlords must use the correct prescribed forms and serve notices correctly — errors can invalidate proceedings entirely. Seeking legal advice before serving any Section 8 notice is strongly recommended.
Rent Increases, Bidding Bans and Pet Requests {#rent-pets}
Beyond possession, the Renters Rights Act 1 May 2026 landlords new tenancy regime section 21 reforms introduce several day-to-day operational changes:
📈 Rent Increases
Rent can only be increased once per year, and only via the Section 13 procedure. Landlords must give the correct statutory notice period. Contractual rent review clauses in existing agreements are overridden by this provision.
🚫 No Rental Bidding
Landlords and agents are prohibited from inviting or accepting offers above the advertised rent. Properties must be listed at a fixed asking price. This is a criminal offence if breached.
💰 Rent in Advance Cap
Requesting more than one month's rent in advance is now prohibited. This affects landlords who previously used large advance payments as a substitute for referencing.
🐾 Right to Request a Pet
Tenants have a statutory right to request permission to keep a pet. Landlords cannot unreasonably refuse. They may require the tenant to obtain pet damage insurance, but a blanket 'no pets' policy is no longer enforceable.
For a broader look at what landlords are required to provide and how to manage tenant expectations, see this guide on what a landlord should provide in an unfurnished apartment.
EPC, Decent Homes Standard and Awaab's Law: What's Next {#decent-homes}
While the 1 May 2026 provisions are now live, two further tranches of reform are confirmed for a later timetable:
🏠 Decent Homes Standard (PRS)
For the first time, the Decent Homes Standard — previously applicable only to social housing — will extend to the private rented sector. Properties will need to meet minimum standards covering structural condition, heating, insulation and freedom from serious hazards. The exact implementation date has not yet been confirmed, but landlords should begin preparing now.
🌊 Awaab's Law (PRS)
Named after Awaab Ishak, this provision will require landlords to investigate and fix reported damp and mould within strict statutory timeframes. Again, the PRS commencement date is pending, but the direction of travel is clear.
🔋 EPC Requirements
Separate proposals to raise the minimum EPC rating for new tenancies to Band C remain under consultation. Landlords with older stock should treat EPC improvements as a near-term capital priority.
Understanding the full scope of upcoming works is easier with professional support — project management services can help landlords plan and budget for energy efficiency upgrades and remedial works.
Why a Property Condition Survey Matters More Than Ever {#survey}
The convergence of the new tenancy regime, the forthcoming Decent Homes Standard and Awaab's Law creates a compelling case for landlords to commission a professional property condition survey before re-letting or reviewing their portfolio.
HHSRS Assessment
The Housing Health and Safety Rating System (HHSRS) is the statutory framework local authorities use to assess hazards in rented properties. Under the strengthened enforcement powers live from 1 May 2026, councils have greater authority — and financial incentive through civil penalties — to inspect and prosecute. A pre-emptive HHSRS-informed survey identifies category 1 and category 2 hazards before an enforcement officer does.
RICS Building Survey
A RICS Level 3 full building survey provides a comprehensive assessment of a property's condition, identifying structural defects, damp, roofing issues and areas requiring urgent attention. For landlords with older or larger properties, this level of detail is invaluable when preparing for Decent Homes compliance.
Pre-Letting Condition Reports
A professionally prepared pre-letting condition report creates a documented baseline of the property's state at the start of a tenancy. Under the new periodic tenancy regime — where tenancies have no fixed end date — this baseline becomes the reference point for any future dilapidations claim. Without it, proving deterioration beyond fair wear and tear becomes significantly harder. For guidance on choosing the right level of survey, see this complete guide to choosing between a Level 2 and Level 3 survey.
Drone survey technology is also increasingly used to assess roof condition and external fabric without scaffolding costs — premium drone survey services offer a cost-effective option for portfolio landlords.
❓ FAQ {#faq}
Q1: Do I need to do anything about existing tenancies that were mid-fixed-term on 1 May 2026?
Yes. All existing ASTs — including those mid-fixed-term — automatically converted to assured periodic tenancies on 1 May 2026. No action is needed to effect the conversion, but landlords should update their records and remove any fixed-term end-date clauses from future correspondence.
Q2: What happens if I serve a Section 21 notice now?
Any Section 21 notice served on or after 1 May 2026 is legally invalid. Landlords who attempt to use Section 21 after this date face civil penalties. Possession must be sought through the reformed Section 8 grounds.
Q3: Can I still ask for a larger deposit to cover pet damage?
No. Deposit caps under the Tenant Fees Act 2019 remain in place. However, landlords can require tenants who keep pets to obtain specialist pet damage insurance as a condition of granting permission.
Q4: How do I increase rent under the new regime?
Rent increases must follow the Section 13 procedure: one increase per year, with the correct statutory notice served on the prescribed form. Contractual rent review clauses no longer override this requirement.
Q5: When will the Decent Homes Standard apply to my rental property?
The government has confirmed the Decent Homes Standard will extend to the PRS, but the commencement date has not yet been announced. Landlords should monitor Gov.uk and the House of Commons Library briefings for updates and begin condition assessments now.
Q6: Is the tenant information sheet mandatory?
Yes. Landlords must serve the government-issued tenant information sheet on all existing tenants by 31 May 2026. Failure to do so may affect a landlord's ability to rely on certain possession grounds and could attract civil penalties.
Conclusion: Act Now, Not Later {#conclusion}
The Renters Rights Act 1 May 2026 landlords new tenancy regime section 21 changes represent a permanent structural shift — not a temporary adjustment. The no-fault eviction route is gone, tenancies are now open-ended by default, and local authorities have sharper enforcement teeth than ever before.
Actionable next steps for landlords this week:
- ✅ Serve the tenant information sheet to all tenants before 31 May 2026
- ✅ Audit all tenancy agreements and remove Section 21 or fixed-term end-date references
- ✅ Commission a RICS building survey or pre-letting condition report to establish a documented baseline and identify HHSRS hazards before enforcement officers do
- ✅ Review your rent increase procedures — Section 13 is now the only lawful route
- ✅ Begin EPC and Decent Homes planning — the next wave of reforms is coming
Landlords who treat compliance as a one-time task rather than an ongoing process will find themselves exposed. Those who invest in professional property assessments, keep documentation current and stay ahead of the legislative timetable will be far better positioned — both legally and commercially — as the new era of the private rented sector takes shape.
For professional RICS building surveys, pre-letting condition reports and HHSRS assessments across London and the South East, contact Prince Chartered Surveyors. Our RICS-qualified surveyors support landlords and BTL investors in navigating the new tenancy regime with confidence.