Renters Right Act is here!
The 2026 rental market in the south of England: A time of adjustment and risk
The long-awaited Renters’ Rights Act 2025 is no longer on the horizon—it is here. As of 1st May 2026, the lettings landscape has fundamentally changed, with further measures still to be phased in. For landlords and tenants alike, this marks one of the most significant shifts in the private rental sector in decades.
At the forefront of these reforms is the permanent abolition of Section 21. Often referred to as the “no-fault eviction” route, this mechanism previously allowed landlords to regain possession of their property without providing a reason. That option has now been removed entirely. Moving forward, landlords must rely on Section 8 notices, which have been expanded with additional grounds. The key takeaway is simple: every repossession must now be justified with a clear and lawful reason.
Sharon Canning. Owner of Move On Sales and Lettings
Equally transformative is the end of Assured Shorthold Tenancies. From 1st May 2026, all existing and new tenancies have automatically converted into Assured Periodic Tenancies, regardless of any remaining fixed term. This introduces a new structure for ending tenancies. Tenants are now required to give a minimum of two months’ notice, which must align with their rent due date. For example, if notice is served on 15th May and rent is due on 25th May, the tenancy will end on 24th July. Landlords, on the other hand, must generally provide four months’ notice unless the tenant is in breach, in which case shorter notice periods may apply.
Another critical compliance requirement is the Renters’ Rights Act Information Sheet 2026. This must be served on all tenants by 31st May 2026. Failure to do so could result in civil penalties of up to £7,000. It is essential that landlords not only serve this document but also retain clear evidence of how and when it was delivered.
The Act also introduces a robust framework of financial penalties designed to drive accountability and fairness across the sector. Civil penalties include fines of £6,000 for discrimination against tenants with children or those receiving benefits, £3,000 for failing to specify rent in advertisements, £4,000 for accepting offers above the advertised rent, and £6,000 for attempting to end a tenancy informally or verbally.
More serious offences carry even greater consequences. Misusing possession grounds—such as claiming intent to sell or occupy a property and then re-letting it within the prohibited 12-month period—can result in fines of up to £25,000. Knowingly allowing overcrowding in an HMO may incur penalties of £20,000, while breaching a banning order can lead to fines as high as £35,000.
In this increasingly regulated environment, the role of a professional letting agent has evolved from optional support to essential partnership. A reputable agent offers far more than tenant sourcing—they provide expert guidance on compliance, ensure best practices are followed, and safeguard your investment against costly mistakes.
Perhaps most importantly, they offer peace of mind. As legislation becomes more complex and enforcement more stringent, having a knowledgeable professional managing your property allows you to focus on the rewards of ownership rather than the risks.
The Renters’ Rights Act is not something to fear—but it is something to prepare for. Those who act now, educate themselves, and align with experienced professionals will be far better positioned than those who delay.
The sector is changing, and professionalism will define success. The real question is: are you ready?
Sharon Canning and her team at Move On, are a multi-award winning company who specialise in lettings and are renowned locally of being the experts. For a free, friendly chat, contact Sharon or her team, or email sharon@moveon.biz.
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www.moveonsalesandlettings.co.uk
