Renters’ Rights Act: What Landlords Need To Know Right Now

The Renters’ Rights Act has brought some of the biggest changes to the private rental sector in years. The main changes came into effect in England on 1st May 2026, and many landlords are understandably asking what this means for their existing tenancies, future lets and long-term plans.

The good news is that landlords can still let, manage and regain possession of their properties where there is a valid reason. However, the rules are now more structured, and getting the paperwork right is more important than ever.

Here are five of the most common questions landlords are asking right now 👇

1. Has Section 21 really ended? 🚫

Yes. Section 21 “no fault” evictions can no longer be used for existing or new private tenancies from 1st May 2026. Landlords now need a valid legal reason, known as a possession ground, if they want to regain possession of their property.

✅ Solution: 
Do not rely on old Section 21 procedures. If you need possession, make sure you use the correct Section 8 ground, the correct form and the correct notice period. It is also sensible to keep detailed records, including rent statements, inspection reports, correspondence, photographs and any evidence linked to the reason for possession.

2. What happens to existing tenancy agreements? 📄

Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1st May 2026. This means tenancies now run on a rolling basis, such as monthly, and fixed end dates no longer apply in the same way.

✅ Solution: 
Review your tenancy files and make sure you understand what has changed. You do not necessarily need to start again, but you should check that your records are up to date and that you are managing the tenancy under the new rules.

3. Do I need to issue a new tenancy agreement? ✍️

If you already have a written tenancy agreement, you do not usually need to reissue it. However, landlords must provide tenants with the Government’s Renters’ Rights Act Information Sheet by 31st May 2026 to avoid potential hefty fines.

✅ Solution: 
Send the Information Sheet to your tenants as a PDF or printed copy and keep proof that it has been served. Do not just send a website link. Keeping a clear record now could help avoid problems later.

4. How can I get my property back if I need to? 🏠

Landlords can still regain possession, but they must have a valid legal reason. This could include rent arrears, anti-social behaviour, wanting to sell the property, or needing to move back in. If the tenant does not leave after the correct notice has been served, the landlord may need to apply to court for a possession order.

✅ Solution: 
Take advice before serving notice. The reason for possession must match the correct legal ground, and the evidence needs to be clear. Good record keeping is now essential, not optional.

5. Can I sell the property or move back in? 🔑

Yes, but there are restrictions. Landlords cannot normally evict a tenant to sell or move back in during the first 12 months of the tenancy. After that, landlords usually need to give 4 months’ notice when using those grounds.

✅ Solution: 
Plan well ahead. If you are thinking about selling, refinancing, moving back in or changing your investment plans, speak to your letting agent early so that you understand the timescales and the correct legal route.

Final thoughts for landlords 💬

The Renters’ Rights Act does not mean landlords have lost control of their properties. What it does mean is that the process has become more formal, and landlords need to be organised, compliant and properly advised.