As at 7 October 2026, the main Renters' Rights Act tenancy reforms have applied in England since 1 May 2026. This article concerns assured private tenancies, not every tenancy or every UK nation. Other measures have separate implementation phases.
We'll skip the political commentary. Here's what matters.
Section 21 is gone
Section 21 "no-fault" notices can no longer be served for assured private tenancies in England from 1 May 2026. Earlier notices and proceedings have transitional rules; take legal advice on any existing case.
Going forward, if you want a tenant to leave, you'll need to use Section 8 and provide a valid ground. Things like rent arrears, antisocial behaviour, or wanting to sell or move back in. You can't just hand someone two months' notice because you fancy a change.
For most decent landlords who treat their tenants well, this won't change much day to day. But it does shift the balance of power, and any possession case must follow the applicable grounds, notice and court procedure.
No more fixed-term tenancies
Most existing and new assured private tenancies in England are now periodic (rolling). Tenants generally give two months' notice to end them, subject to the applicable notice rules. Exclusions and transitional cases need separate checks.
For landlords, this creates more uncertainty around void periods. You can't lock someone in for 12 months any more. If a tenant finds somewhere better three months in, they're free to go.
On the flip side, good landlords with well-maintained properties in decent areas tend to keep tenants longer anyway. If your tenants are leaving constantly, this legislation probably isn't the root cause.
Rent increases are changing
For these tenancies, landlords can raise rent once a year using the revised Section 13 process, with at least two months' notice. The increase has to reflect market conditions, and tenants can challenge it through a tribunal if they think it's unreasonable.
In practice, most landlords already raise rent annually. The difference now is that you can't slip in above-market increases during a fixed term or use them as a way to push a tenant out. Tribunal challenges existed before these reforms; the Act changes the rent-increase process and tenant protections.
If you're a landlord and you've been reasonable about rent increases, this change shouldn't keep you up at night. If you've been using big hikes to force people out, that door is closing.
Decent Homes Standard for the private sector
The new Decent Homes Standard is planned for England's private and social rented sectors in a later implementation phase. Energy-efficiency changes have a separate timetable. Existing repair and safety obligations still apply now.
Again, good landlords are already meeting this. But there's a significant chunk of the market where properties have been let in a state that wouldn't pass a basic inspection. Those landlords will need to spend money or get out of the market.
A new Ombudsman for private renting
A mandatory private landlord Ombudsman is a separate later phase in England. The published roadmap expects membership from 2028, after the database rollout; this was not part of the May 2026 tenancy commencement.
The private rented sector database is planned to roll out regionally from late 2026. Check the government implementation roadmap for registration stages and subsequent commencement updates.
So what does this mean for buy to let?
This is the question we get asked most. Is buy to let still worth it with all these changes?
Honestly, for professional landlords who maintain their properties and treat tenants fairly, these changes are more paperwork than they are a genuine threat. The tenants staying longer, paying market rent, and looking after the property isn't a new concept. The Act introduces legal obligations even for landlords who already manage their properties responsibly.
Where it gets harder is for landlords who were relying on Section 21 as a backstop. If you had a problem tenant, you could always fall back on a no-fault eviction. That safety net is now gone, so tenant referencing and proper management become even more important.
Impact on mortgage lending
Some landlords worry that lenders will tighten criteria because of these changes. Lenders assess rental affordability, loan-to-value and tenancy requirements under their own criteria, which can change.
That said, if you're applying for a BTL mortgage, lenders will still want to see that the rental income comfortably covers the mortgage payment. The calculation and stress rate depend on the lender and product; check current criteria.
What should landlords do now?
- Review your tenancy agreements. Check compliance with the rules already in force and any transitional requirements with your letting agent or solicitor.
- Get your properties up to standard. If there's deferred maintenance, now is the time. The Decent Homes Standard will have teeth.
- Tighten up your tenant referencing. Without Section 21 as a fallback, getting the right tenant in the first place matters more than ever.
- Talk to your broker about your portfolio. If the changes make you want to sell one property and reinvest in another, or restructure from personal to limited company, it's worth running the numbers now rather than reacting later.
The bottom line
The Renters' Rights Act isn't the death of buy to let. It's a shift in how the market works, and it favours landlords who were doing things properly in the first place. The ones who'll struggle are the ones who were cutting corners.
If you're thinking about what these changes mean for your portfolio, or whether now is the right time to buy, sell or remortgage, give us a ring. We'll give you an honest answer.