Understanding the Renters’ Rights Bill
What landlords need to know ahead of May 2026
With the Renters Rights Bill (RRB) receiving Royal Assent on 27 October 2025, landlords across the country are now preparing for one of the most significant shifts in the private rented sector for many years. As predicted in last month’s column, the new legislation will officially come into force on 1 May 2026, ushering in a range of changes that every landlord must be aware of well in advance.
To support both landlords and tenants through the transition, the government has published a “Guide to the Renters Rights Act”, which is available on the official government website. If you haven’t already read it, I strongly encourage you to do so. The guide sets out the new requirements clearly, including the notice periods landlords must give tenants when seeking possession under the revised Section 8 process. This is particularly important because, from 1 May 2026, the familiar Section 21 “no-fault” eviction will be abolished.
For those considering serving a Section 21 before the deadline, there is a narrow window to bear in mind: while you may still issue a Section 21 notice prior to 1 May 2026, it will only remain valid if a court application is submitted by 31 July 2026. Any Section 21 without a court application by that date will automatically expire, even if the original notice period has not yet run its full course.
Another key obligation introduced by the RRB is the requirement to provide your existing tenants with a written statement within 30 days of the Act coming into force. This written statement will outline the core terms of the tenancy and ensure compliance with the transparency standards embedded in the new framework.
One of the most common concerns raised by landlords relates to selling their rental property under the new rules. The RRB does permit landlords to regain possession if they intend to sell, using a mandatory ground under Section 8. In this scenario, landlords will be able to give four months’ notice.
If a tenant refuses to vacate, the mandatory nature of the ground should provide reassurance that the court will order possession.
However, the biggest point of anxiety is what happens if market conditions change. Under the new rules, if you serve notice to sell but then decide not to proceed, you cannot re-let the property for 12 months from the end of the four-month notice period—effectively creating a 16-month gap. Understandably, many landlords fear committing themselves to a decision that may later become financially challenging.
That said, it may help to reframe how you think about the life cycle of your tenancies. Many landlords naturally see tenants stay for two to three years. If this aligns with your typical pattern, you can view each new tenancy as a planned cycle: a period during which you expect stability, followed by a natural opportunity to sell when the tenant chooses to move on. If the tenant gives notice, you haven’t triggered the Section 8 selling ground, meaning you retain flexibility to re-let should your circumstances change.
The RRB undoubtedly introduces new structures and responsibilities, but with clear planning and awareness, landlords can navigate the transition smoothly and make informed decisions about the future of their properties.
A WORD OF ADVICE
Choosing the right letting agent can be the difference between a smooth, profitable tenancy and a stressful, costly experience. A skilled agent brings invaluable expertise in property marketing, thorough tenant referencing, and staying fully compliant with the ever-evolving housing regulations. They take care of all legal documentation, ensure deposits are handled correctly, and keep essential safety checks up to date—significantly reducing the risk of fines, disputes, or compliance issues.
A proactive agent also manages rent collection and oversees property maintenance, helping to keep tenants happy while minimising void periods. In today’s competitive rental market, having a dependable letting agent offers landlords peace of mind, stronger returns, and the confidence that their investment is being managed professionally and legally at
all times.
Move On was founded by Sharon Canning in 2006, bringing with her two decades of industry experience. Fast-forward another 20 years, and Sharon now brings an impressive 40 years’ expertise to the business. Move On has since become widely recognised locally for its deep knowledge and trusted reputation within the lettings industry.
For a friendly, no-obligation chat, feel free to contact Sharon or a member of her team—or email sharon@moveon.biz
CONTACT
T. 01202 711169
420 Poole Rd, Branksome, Poole BH12 1DF
www.moveonsalesandlettings.co.uk
