From early May, England’s private rented sector will look very different. The biggest shift is straightforward: landlords will no longer be able to end a tenancy simply because they choose to. But the changes go further, reshaping how possession is planned, how rent is increased, and what paperwork is needed, with agents and property managers facing greater compliance risk if processes fall short.
Possession: the end of Section 21 and a new “grounds-based” reality
Quite simply the biggest change, from 1st May 2026, landlords can no longer serve a Section 21 notice to evict a tenant. The Ministry of Housing, Communities and Local Government (MHCLG) have issued a Renters Right Act information Sheet’, and the messaging is clear: “Your landlord cannot give you a section 21 notice on or after 1 May 2026”. Instead, landlords must rely on a Section 8 notice and prove one or more statutory grounds for possession, contained in Schedule 2 to the Housing Act 1988. Not only that, but there will no longer be any Assured Shorthold Tenancies, and they will become an Assured Periodic Tenancy instead.
What this means in practice is that possession is no longer something landlords can decide on at the last minute. It now requires forward planning. If a landlord needs to recover a property, whether to sell or to move in, both timing and evidence will be critical. Landlords and property managers should therefore anticipate likely life events and keep clear, organised records to support any future claim.
Rent increases: once a year, two months’ notice, and easier challenges
Another significant change relates to rent increases. From 1st May 2026, rent review clauses can no longer be used for new increases. Landlords may only increase rent once a year and must use a section 13 notice, with the notice period extended from one month to two months. This creates a more structured process and gives tenants the right to challenge any proposed increase at the First-tier Tribunal if they consider it above market level.
For landlords and managers, the message is clear: build a defensible “market rent” file now. This should include comparable evidence, property condition records, and a clear rationale for the proposed rent, as challenges are likely to become more common.
Penalties: up to £7,000 but up to £40,000 for serious/repeated breaches
A local housing authority can now impose financial penalties for non-compliance. These can be up to £7,000 for most breaches, but this can be increased up to £40,000 for repeated/serious non compliance.
The risk for landlords is therefore not only operational; it is both contractual and reputational, especially if landlords are incurring penalties due to poor process.
These reforms are designed to raise standards and reduce unfairness. For landlords and property managers, the safest response is early preparation, consistent documentation, and processes that stand up to scrutiny.
Katharine Cusack is construction partner at RPC