Renters’ Rights Act 2026: 7 Questions Every UK Landlord Is Asking
If you’re a landlord in the UK, you’ve likely felt like you’re navigating a bit of a storm lately. With the arrival of the Renters’ Rights Act 2026, the landscape of the private rental sector has undergone its most significant transformation in decades. We understand that the sheer volume of decisions and new rules can feel overwhelming, whether you have a single property in Woodbridge or a large portfolio across the UK.
At Giles Financial Services, we’ve always believed that property investment should be an exciting journey, not a source of constant stress. Tim, our founder, has spent over 20 years in the property industry, and he’s seen many cycles of change. The key to staying ahead isn't just about knowing the rules; it’s about having a clear map to guide you through them.
Are you worried about how these changes affect your buy-to-let mortgage? Or perhaps you’re unsure if your current tenancy agreements are still valid? To help you find your footing, we’ve pulled together the seven most pressing questions landlords are asking us right now.
1. When does the Renters’ Rights Act officially start?
The big date to circle in your calendar was 1 May 2026. This is when the majority of the new rules came into full force for both new and existing tenancies.
Unlike previous legislation that often had long "run-in" periods for existing contracts, the 2026 Act moved quickly. By May 1st, the government shifted the entire system to ensure all tenants, regardless of when they signed their contract, benefit from the new protections. If you haven't yet reviewed your current agreements, now is the time to realise that the old "standard" terms may no longer apply in the way you expect.
2. Is Section 21 "no-fault" eviction really gone?
In short: Yes. For any new claims or notices served on or after 1 May 2026, Section 21 has been abolished.
We know this feels like a major shift. For years, Section 21 provided a straightforward path to regaining possession. However, while "no-fault" evictions are a thing of the past, the "with-fault" and "valid reason" grounds have been strengthened. You now use the Section 8 route for all evictions.
The good news is that new mandatory grounds have been introduced. For instance, if you genuinely need to sell the property or move back in yourself, there is a clear legal pathway to do so, it just requires a bit more notice and specific evidence than before. It’s a transition from a "no-reason" system to a "clear-reason" system, and we’re here to help you understand how this affects your long-term property strategy.
3. Can I still refuse tenants with pets?
The new rules state that you cannot unreasonably refuse a tenant’s request to keep a pet. This is one of the most talked-about changes, and we understand it can cause some anxiety regarding property maintenance and wear and tear.
However, the Act provides a fair balance. While you can't have a blanket "no pets" policy anymore, you can require the tenant to have insurance that covers potential pet damage. If the tenant’s pet would cause a genuine problem, for example, in a small flat where the head lease explicitly forbids animals, you may still have a "reasonable" ground for refusal.
Most landlords we speak to in Suffolk and across the UK are finding that pet-owning tenants are often some of the most reliable and long-term renters. Embracing this change can actually help you find stable, happy tenants who treat your property like a true home.
4. What happens to my current fixed-term tenancy?
This is perhaps the most fundamental change for your paperwork: Fixed-term tenancies are gone.
From 1 May 2026, all assured shorthold tenancies (ASTs) have automatically converted into periodic (rolling) tenancies. This means there is no longer an "end date" on your contract. The tenancy simply continues until the tenant gives notice to leave or you seek possession through the court using a valid Section 8 ground.
For landlords, this means you can no longer rely on a guaranteed 6 or 12-month "lock-in" period. Tenants can now give two months’ notice to leave, but that notice will usually need to line up with the end of a rent period. For example, if rent is due on the 1st of each month, the notice would normally need to end on the last day of the month. While this might feel like it introduces more uncertainty, it also encourages a higher standard of management. If you provide a great home and a fair service, your tenants are just as likely to stay for the long term as they were before.
5. How much notice do I have to give now?
Because the Section 21 "two-month notice" is gone, the notice periods for landlords have changed and now depend entirely on your reason for needing the property back.
- Selling the property: You generally need to give 4 months' notice. Note that you cannot use this ground during the first 12 months of a new tenancy.
- Moving in yourself (or a close family member): This also typically requires 4 months' notice and cannot be used in the first year.
- Rent arrears: If a tenant is more than 3 months in arrears, you can serve notice with a 4-week period.
It’s important to organise your plans well in advance. If you’re thinking about selling a rental property to remortgage your own home or to fund retirement, you need to factor in these longer 4-month windows.
6. Can I still increase the rent?
Yes, you can still increase the rent, but the process has been formalised. You can now only increase the rent once a year using the Section 13 procedure.
The goal here is transparency. You must give your tenant at least two months’ notice of a rent increase. If the tenant feels the increase is significantly above the market rate, they have the right to challenge it via a tribunal. This change is designed to stop "eviction by rent hike" and ensures that rent increases are fair and reflective of the current market in your local area.
7. Do I need a new mortgage if I’m a landlord?
The Renters' Rights Act doesn't legally require you to change your mortgage, but the shift in how tenancies work might affect your lender’s criteria. Most Buy-to-Let (BTL) lenders have already updated their terms to allow for periodic tenancies, but it is always worth checking your specific policy.
As the market shifts, many landlords are using this as an opportunity to review their entire portfolio. Are you on the best rate? Could you benefit from a product transfer rather than a full remortgage? With over 4,000 lenders in our database, we can help you search the whole market to ensure your investment remains profitable under the new regulations.
A Special Note for our NHS and Blue Light Heroes
We are incredibly proud to support those who serve our community. If you are an NHS worker, police officer, or firefighter and you also happen to be a landlord (or are looking to become one), we have exclusive offers just for you.
At Giles Financial Services, we offer fixed-fee transparency and, importantly, we provide exclusive benefits for Blue Light Card holders. Whether you’re looking for a discounted NHS mortgage for your own home or need expert advice on your BTL portfolio, we want to say thank you for your service by making your financial journey as smooth as possible.
Let Us Help You Navigate the Change
The Renters’ Rights Act 2026 is a significant milestone, but it doesn't have to be a barrier to your success as a landlord. By understanding these seven key changes, you’ve already taken the first step toward mastering the new landscape.
At Giles Financial Services, we specialise in taking the "jargon" out of finance. We’re local to Woodbridge, Suffolk, but we help landlords and homeowners all across the UK find tailored solutions that fit their lives. Whether you’re a first-time buyer or a seasoned investor, we’re here to ensure your significant choices are manageable and celebrated.
Ready to chat about your next move?
Give us a call today on 07977218786 for a friendly, no-obligation chat, or visit our contact page to send us a message. Let’s make sure your property journey is on the right track for 2026 and beyond.
