BLOG: Prepare for major reforms to renting

The first stage of the government’s new Renter’s Rights Act will come into force from 1 May 2026, which will introduce new responsibilities and significant changes for landlords and tenants in the private rented sector. It also gives local authorities, like Three Rivers District Council, enhanced powers to investigate landlords and enforce compliance as well as significant increases to penalties and fines for breaches of rental regulations.

With a such huge changes, no doubt some renters and landlords will have questions, so I thought I would give you some of the headline changes to help you prepare for when the act goes live. We have added more detail and tips on our ‘private sector housing’ webpage.

The act is being introduced in three stages. The first phase kicks in from 1 May with the remaining provisions being implemented later this year and next.

The changes are as follows:

· End of Section 21 ‘no fault evictions’ – Landlords cannot regain possession of the property without a valid reason. Evictions are limited in the first 12 months, and after that only permitted for defined reasons (such as selling or moving in), with at least four months’ notice.

· Rent increase – Rent can only increase once per year and can be challenged by renters.

· End of fixed-term tenancies - All tenancies will become rolling tenancies. Tenants can leave at any time with two months’ notice, while landlords must serve a valid notice or obtain a court order.

· One month’s rent upfront – Landlords cannot take one month’s rent in advance or request payment before the agreement is signed.

· Rental bidding banned - Inviting or accepting offers above the advertised rent will be unlawful.

· Discrimination prohibited – It will be illegal for landlords to refuse tenants because they receive benefits or have children.

· Pets – Landlords must consider a tenant’s request for pets and have valid reasons for refusal.

· Written agreements – all tenancies must have a written contract.

So, as I have made clear, councils now have more enforcement powers for when we see tenants subjected to hazardous or substandard living conditions, such as damp and mould, and enhanced penalties for landlords letting unsafe properties. We will also be checking that tenancies are lawful and that landlords have followed procedure.

Landlords are invited to attend a landlords forum at Three Rivers House, our head office in Rickmansworth, on Monday 30 March. This is an opportunity to ask our housing team any queries or raise any concerns you may have regarding the act. More details can be found here.