TIPS FOR LANDLORDS AND TENANTS IN 2026: Renter's Right Act

Winter is often an incredibly busy period regarding landlord-tenant disputes. With the new year on the horizon, changes to Renters Rights may catch both parties unaware.

The Renters’ Rights Act 2025 will introduce significant changes to private renting in England, with the first phase of reforms, applying to landlords and tenants, taking effect on May 1, 2026.

Our Liam Kreibich, Senior Associate and Head of Landlord & Tenancy has explained the roadmap leading to next spring and beyond.

Key takeaways for landlords & tenants in 2026

Important Dates & Changes:

• Renters’ Rights Act 2025 first reforms, applying to landlords and tenants, go live 1 May 2026.
• New requirements continue into 2027–2028, including:
• Private Rented Sector (PRS) database
• Mandatory landlord redress scheme
• Penalties for non-compliance expected to range from £7,000 to £40,000.

Top Tips for Landlords:

• Serve Section 21 notices early – well before 30 April 2026.
• Review and align rent levels with market rates now – after May 2026, increases can only be made annually via Section 13 notices.
• Understand the new legislation thoroughly – read MHCLG guidance and monitor gov.uk updates.

Top Tips for Tenants:

• All fixed-term tenancies convert to assured periodic tenancies on 1 May 2026.
• Rent increase clauses become invalid after this date – increases must follow the statutory process.
• Ensure your deposit is protected in an approved scheme and raise concerns if not.

Guidance for landlords and agents was published by the Ministry of Housing, Communities and Local Government on 13 November.

Guidance aimed at tenants is expected to follow, which is likely to be April, and then there will be a leaflet published closer to 1 May that must be given to tenants by landlords. Implementation day is 1 May, and certain actions will need to be taken within the following month.

Looking further ahead, the roadmap sets out changes that reach into 2027 and 2028. These include the introduction of a PRS (Private Rented Sector) database and a compulsory landlord redress scheme.

From 2027, landlords are going to be required to join that database and then join the redress scheme in 2028. Those will be mandatory. If landlords fail to join, there will be serious penalties, starting at around £7,000 and rising to £40,000 for repeat offenders.

It’s really important that landlords and agents look at the timeline now and start planning what they’ll need to do. 

Without legal advice or assistance, these alterations to the Act may take landlords unaware. 

There are three key areas which landlords need to be mindful of:

1. If you’re considering serving a Section 21 notice, you should do it well before the final date of 30 April 2026. Realistically, if you’re going to do it, you’re better off doing it sooner rather than later.
2. Rent levels. If your property, or portfolio, isn’t currently at market rent levels, you should look at increasing rents now to bring them up to market level. After the Renters Rights Act is implemented, you’ll only be able to increase rent annually via a formal Section 13 notice. There won’t be other routes to increase rent, so it’s sensible to review and adjust now if appropriate.
3. Make sure you fully understand the changes. Read the guidance if it applies to you. It’s not entirely straightforward, but the Government has set out what is changing and what you need to do. Keep an eye on updates on gov.uk and from the Department for Housing, Communities and Local Government so that you stay ahead of the changes.

Many legal experts are preparing for concerns from tenants caught oblivious to reform changes in the new year. Three pieces of advice for tenants going into 2026, are:

1. If you’re in a fixed-term tenancy at the moment, all tenancies will convert to assured periodic tenancies from 1 May 2026. For example, if you’re in a 12-month fixed term now, that will change on 1 May 2026 regardless of what your agreement currently says. After that part of the Act comes into force, you’ll generally be able to serve two months’ notice and leave when that notice expires.
2. Any rent increase clauses in your tenancy agreement will effectively cease to have effect after 1 May 2026. Rent increases will have to follow the statutory process instead, rather than relying on clauses in the original agreement.
3. Make sure your deposit is properly protected in an approved scheme. That has been the law for some time and it will remain the case under the new regime. If your deposit hasn’t been correctly protected, that’s something you should raise.

How We Can Help

We act for both landlords and tenants. Should you need advice or assistance, get in touch with our specialist Landlord and Tenant Solicitors. Contact our team by telephone on 0330 123 1229, complete our contact form, or send us an email via info@smithpartnership.co.uk.