Published: January 2026

The Renters' Rights Act 2025 is the biggest reform to private letting since the late 1980s. With the main changes coming into force on 1 May 2026, here's what you need to know and do to prepare.

Key Implementation Dates

27 December 2025 (now in effect)
Local authorities have enhanced powers to investigate landlord compliance.

1 May 2026 (imminent)
Major tenancy reforms including Section 21 abolition, end of fixed-term tenancies, and new rent rules.

Late 2026 onwards
Private Rented Sector Database, Ombudsman scheme, and Decent Homes Standard.

The 8 Critical Changes for Landlords

1. Section 21 'No-Fault' Evictions Abolished

From 1 May 2026, Section 21 notices are gone. You must use Section 8 with specific grounds for possession.

You can still regain possession for:

Selling the property (Ground 1A - can't use in first 2 years)
Moving in yourself or family (Ground 1 - can't use in first 2 years)
Serious rent arrears of 2+ months (Grounds 8 & 8A)
Anti-social behaviour (Ground 14)
Breach of tenancy terms

Notice periods: 4 months for Grounds 1 and 1A, 2 months for most others.

Action now: If you've served a Section 21 before 1 May 2026, start court proceedings by 31 July 2026.

2. All Tenancies Become Periodic

Fixed-term ASTs automatically convert to rolling Assured Periodic Tenancies on 1 May 2026.

What you need to do:

Nothing to existing agreements - they convert automatically
Provide tenants with a government information sheet by 31 May 2026
Tenants can now leave with 2 months' notice at any time

3. Rent Increases Limited to Once Per Year

You can only increase rent once per year using a Section 13 notice with 2 months' notice.

Key restrictions:

No increases in the first 12 months of a tenancy
Tenants can challenge increases at the First-tier Tribunal
Keep increases fair and market-appropriate to avoid challenges

4. Maximum One Month's Rent in Advance

For new tenancies from 1 May 2026, you cannot request more than one month's rent upfront.

Note: Existing agreements requiring more advance rent don't need changing.

5. No Rental Bidding Allowed

You must advertise at your maximum acceptable rent. Accepting or encouraging higher offers is illegal.

6. Discrimination Ban

Blanket bans on benefit recipients or families with children are now illegal.

You can still:

Conduct thorough referencing and credit checks
Assess affordability on a case-by-case basis
Require guarantors (in limited circumstances)

You cannot:

Refuse someone solely because they receive benefits
Refuse families with children
Use indirect discrimination (e.g., requiring "professional jobs only")

7. Tenants' Right to Request Pets

Tenants can request permission to keep pets, and you must consider this reasonably.

Your options:

Approve with conditions (e.g., pet damage insurance required)
Refuse for legitimate reasons (property type, lease restrictions)
If you don't respond within 28 days, it's deemed accepted

Tip: Allowing pets with proper insurance can widen your tenant pool significantly.

8. Written Tenancy Agreements Mandatory

Every tenancy must have a written agreement provided before the tenancy starts. Verbal agreements are no longer valid.

Coming Soon: Property Standards & Registration

Private Rented Sector Database (Late 2026)

All landlords must register their properties in a new national database, rolled out area by area.

You'll need to provide:

Property and landlord details
Evidence of compliance with regulations
Ombudsman membership

Energy Performance Certificates (By 2030)

All rental properties must achieve minimum EPC rating C (unless exempt).

Start planning now for:

Insulation upgrades
Heating system improvements
Potential grant funding applications

Decent Homes Standard (~2030)

A mandatory standard covering property condition, safety, and adequate heating/cooling.

Awaab's Law (Consultation pending)

Will require landlords to fix serious health hazards (damp, mould) within strict timescales.

Your Action Checklist Before 1 May 2026

✅ Review current tenancies – Note which are approaching renewal
✅ Stop using Section 21 – Familiarise yourself with Section 8 grounds
✅ Update rent policies – Ensure increases are annual and market-appropriate
✅ Check advance rent – Max one month for new tenancies
✅ Remove discrimination – Update your tenant selection criteria
✅ Create pet policy – Decide how you'll handle pet requests
✅ Verify documentation – Ensure all tenancies have written agreements
✅ Plan property upgrades – Start budgeting for EPC improvements
✅ Review insurance – Update landlord insurance for new requirements
✅ Get expert support – Work with professional agents who understand the changes

Common Landlord Questions

Q: Do my existing tenancies need new agreements?
A: No. They automatically convert to periodic tenancies on 1 May 2026. Just provide the government information sheet by 31 May 2026.

Q: Can I still sell my property with tenants in situ?
A: Yes, but you cannot use Ground 1A during the first two years of the tenancy. After that, you need to give 4 months' notice.

Q: What if I have problem tenants?
A: You can still evict for rent arrears (2+ months), anti-social behaviour, or breach of tenancy. Section 8 grounds remain robust for legitimate cases.

Q: How will rent controls affect me?
A: There are no rent controls. You can set rent at market rate, but you can only increase it once per year, and tenants can challenge excessive increases.

Q: What about HMOs and student properties?
A: Student HMOs have special Ground 4A provisions allowing possession between 1 June and 30 September for academic year re-letting.

How Pacey Wingent Dickson Can Help

We're fully prepared to support you through these changes:

✅ Full compliance reviews of your properties and documentation
✅ Updated, compliant tenancy agreements
✅ Professional tenant referencing that meets anti-discrimination rules
✅ Expert possession advice using the new Section 8 grounds
✅ Market rent analysis to avoid tribunal challenges
✅ Property upgrade guidance for EPC and standards compliance

Our View: Adapting to the New Landscape

The Surrey rental market remains strong, with consistent demand in Bookham, Guildford, and Leatherhead. These reforms will favour professional landlords who:

Maintain properties to high standards
Treat tenants fairly and transparently
Keep rents competitive and reasonable
Work with experienced letting agents

Good landlords have nothing to fear from these changes. In fact, professional management becomes more valuable than ever.

Need Support?

Book your place or arrange a one-to-one consultation on the phone.

📞 01372 456 804
✉️ tim@pwdproperty.co.uk
🌐 www.pwdproperty.co.uk

Time is precious… Let's not waste it. Let us help you navigate the Renters' Rights Act with confidence.