Landlord Responsibilities in 2026: What Has Changed?

Landlord responsibilities in 2026 have changed significantly for private landlords in England. The Renters’ Rights Act 2025 introduced major reforms from 1 May 2026, changing how tenancies begin and end, how rent can be increased and how landlords advertise rental properties.

If you let a property, it is important to understand which changes are already in force and which further requirements are due to follow. This guide covers the key updates landlords need to know.

The Renters’ Rights Act

The Renters’ Rights Act applies to private landlords in England. From 1 May 2026, it introduced a new tenancy system and stronger protections for renters.

The key change is that most new and existing assured shorthold tenancies have become assured periodic tenancies. These are rolling tenancies with no fixed end date.

Get a Free Valuation of Your Rental Property

Find out what your rental property could achieve with a free, no-obligation valuation from your local Oakmans lettings team.

Get a Property Valuation

This does not mean landlords cannot regain possession of their property. However, you now need to use a specific legal possession ground and follow the correct process.

1. Section 21 ‘No Fault’ Evictions Have Ended

Landlords can no longer use a Section 21 notice to end a tenancy without giving a reason.

Instead, you must use a valid possession ground. These grounds include situations where you need to sell the property, move into it yourself, move in a family member, or where a tenant has breached their tenancy agreement.

The correct notice period and evidence required depend on the possession ground you are using. It is important to take legal advice or speak to a qualified professional before serving notice.

2. Fixed-Term Tenancies Have Been Replaced

Most private tenancies are now rolling, assured periodic tenancies. They continue until the tenant gives notice or the landlord serves valid notice and obtains a possession order.

Tenants generally need to give two months’ notice when they want to leave. Landlords cannot create a new tenancy with a fixed end date in the usual way.

This is a major change for landlords who previously relied on fixed-term agreements, particularly those managing student properties. Specific rules apply to student HMOs, so seek tailored advice if this applies to your portfolio.

3. New Rules For Rent Increases

Rent increases are now limited to once per year.

Landlords must use the correct legal process and give tenants at least two months’ notice of a proposed increase. The proposed rent should reflect the local market, as tenants can challenge an increase through the First-tier Tribunal if they believe it is above market rent.

There is no general rule that rent increases must match inflation. Instead, they must follow the legal process and be justifiable against comparable local rental prices.

Find out more about letting your property with Oakmans.

4. Rental Bidding Has Been Banned

Landlords and letting agents must include a clear asking rent in written property adverts.

You cannot invite, encourage or accept offers above that advertised price. This is designed to make the rental process fairer and clearer for prospective tenants.

If you are advertising a property yourself, make sure the asking rent is stated clearly and that your advert does not suggest tenants should offer more to secure the property.

5. Limits On Rent Paid In Advance

Landlords can only require up to one month’s rent in advance between the tenancy being signed and its start date.

You cannot ask for rent before that period, or require tenants to pay rent before it is due once the tenancy has started. You can still carry out referencing and affordability checks, and you may request a guarantor where appropriate.

6. Rules On Children, Benefits And Pets

It is now illegal to discriminate against prospective tenants because they have children or receive benefits. This includes refusing a viewing, withholding information about a property or refusing to grant a tenancy for either of those reasons.

Tenants can also make a request to keep a pet in the property. Landlords must consider the request, respond within the required timeframe and give a valid reason if they refuse it.

This does not mean every property must automatically accept pets. However, a refusal must be reasonable and properly considered.

7. Written Tenancy Information Is Essential

For tenancies created from 1 May 2026, landlords must provide certain tenancy information in writing. This can be included within a written tenancy agreement.

Landlords with most existing tenancies before 1 May 2026 were required to provide tenants with the Renters’ Rights Act Information Sheet by 31 May 2026. If there was no written record of the tenancy terms, specific details also needed to be provided in writing.

Keeping organised records is more important than ever. Store tenancy agreements, notices, rent increase paperwork, repair records, safety certificates and communication with tenants securely.

8. More Changes Are Still To Come

Further Renters’ Rights Act requirements will be introduced in later phases.

The new ‘Register your rental property’ service is being rolled out regionally from 15 December 2026, beginning in the West Midlands. Landlords of assured or regulated tenancies will need to register themselves and their properties.

A new landlord ombudsman, Awaab’s Law and the Decent Homes Standard for the private rented sector will also be introduced in future phases. Government guidance will be published before these requirements take effect.

Existing Property Safety Responsibilities Still Apply

The Renters’ Rights Act does not replace existing landlord responsibilities. You must still make sure your property is safe, well maintained and legally compliant.

This includes keeping up to date with:

• Gas safety requirements
• Electrical safety requirements
• Smoke and carbon monoxide alarm rules
• Deposit protection
• Right to Rent checks, where applicable
• Repair responsibilities
• EPC requirements

For most private rented homes covered by the Minimum Energy Efficiency Standard, you cannot let a property rated F or G unless you have a valid registered exemption. The current minimum standard remains EPC E.

Read the latest government guidance for private landlords.

Need Help Managing Your Rental Property?

Landlord responsibilities can feel complex, particularly when the rules change. Oakmans can help with tenant sourcing, marketing, property management and ongoing support through our landlord and lettings services.

Frequently Asked Questions