The Renters' Rights Act: What Changes for Landlords and Tenants in 2026

Quick answer

The Renters' Rights Act represents the biggest overhaul of the private rented sector in England in decades: it removes Section 21 "no fault" evictions, replaces fixed-term assured shorthold tenancies with a single periodic tenancy structure, and standardises how and when rent can be increased. For landlords, this means a shift from flexible fixed-term contracts and a fallback no-reason eviction route, to a system built entirely around specific statutory grounds for possession.

The end of Section 21

Previously, a landlord could bring an assured shorthold tenancy to an end at the end of a fixed term, or during a periodic tenancy, simply by serving a Section 21 notice — no reason required. Under the new framework, that route no longer exists. Any possession claim must instead be brought under Section 8, using one of the specific statutory grounds — for example, persistent rent arrears, anti-social behaviour, the landlord intending to sell, or the landlord or a close family member intending to move in — each with its own evidence requirements and minimum notice period.

Periodic tenancies replace fixed terms

Rather than granting a new 6 or 12-month fixed-term contract each time, tenancies now generally operate on a rolling periodic basis from the outset. This changes how landlords think about rent reviews and notice periods, since there's no longer a natural "end of term" point at which terms are automatically renegotiated — rent increases and possession both now run on their own separate statutory timetables rather than being tied to a fixed contract end date.

Rent increases: once a year, with a challenge route

Landlords can generally only increase rent once every 12 months, using a standardised notice process rather than a clause buried in a tenancy agreement. Tenants who believe a proposed rent increase is above the going market rate have a route to challenge it through the First-tier Tribunal, which can determine what the market rent actually is — adding a layer of process that didn't previously exist for many periodic tenancies.

Selling or moving in is still possible — just differently

Landlords who genuinely need to sell the property, or move themselves or a close family member in, retain a route to possession — but it now runs through a specific statutory ground rather than a blanket no-reason notice, with defined notice periods and, in some cases, restrictions on how soon after a tenancy starts that ground can be used.

Bottom line

Landlords operating in England need to treat the Renters' Rights Act as a genuine change of operating model, not a minor tweak — reviewing existing tenancy agreements, understanding which statutory ground would apply if possession is ever needed, and adjusting rent review processes to the new standardised timetable, are all practical steps worth taking well ahead of any tenancy issue arising.

Sources

• gov.uk: Renters' Rights Act — guidance for landlords
• gov.uk: Repossessing your property (evicting tenants)