With one month to go before the first phase of the Renters' Rights Act comes into force, Propertymark is urging renters and landlords across England to understand how the changes will affect them. From 1 May 2026, the legislation will introduce some of the most significant reforms to the private rented sector in a generation.
End of no-fault evictions
The abolition of no-fault evictions is among the most far-reaching changes in the Act. From May, landlords will no longer be able to ask tenants to leave without a valid reason.
Tenants will gain the right to remain in a property unless they choose to leave, with at least two months' notice required. All tenancies will also move to a rolling periodic system, replacing fixed-term contracts. The shift is designed to offer renters greater flexibility while giving both parties clearer expectations.
Under the new framework, landlords will only be able to regain possession of a property in specific circumstances, including:
- Serious rent arrears
- The landlord needing to move into the property
- An intention to sell the property
New rules, new responsibilities
The Act introduces several additional protections and obligations for both sides of the rental relationship. Rent increases will be limited to once per year, rental bidding will be banned, and stronger protections against discrimination will be introduced.
Local councils will also gain greater powers to investigate complaints and fine landlords or agents who fail to comply with the new rules.
For landlords, the changes mean reviewing tenancy arrangements, updating processes, and ensuring clear communication with tenants ahead of the deadline. Propertymark emphasises that preparation is essential given the scale of what is changing.
Key dates landlords cannot afford to miss
There are two critical deadlines during the transition period:
- Any no-fault eviction notices issued before 1 May 2026 remain valid, but any legal action must begin before 31 July 2026.
- By 31 May 2026, tenants must be provided with a government-issued Renters' Rights information sheet, either in print or electronically. Sending a link alone will not be sufficient.
What happens next for the private rented sector
For renters, the reforms are expected to deliver greater stability, clearer rights, and stronger protections across England's private rented sector. For landlords, the transition demands careful attention to compliance.
Propertymark is encouraging both landlords and tenants to seek professional guidance, given the scale and complexity of the changes. Working with a qualified agent, the body says, can help ensure all obligations are met and processes are handled correctly under the new law.
