Major changes are coming to the private rented sector with the first phase of the Renters’ Reform Bill expected to take effect from 1st May 2026.
This legislation represents one of the biggest overhauls in a generation impacting how tenancies are structured, managed and ended.
To help you stay ahead here is a clear breakdown of what’s changing and what it means in practice:
Key Changes at a Glance
1. Section 21 Is Being Abolished
- “No-fault” evictions will be removed
- Landlords must now rely on updated Section 8 grounds to regain possession
- Designed to give tenants greater security and stability
2. Fixed Term Tenancies Are Ending
- Assured Shorthold Tenancies (ASTs) will be replaced
- All tenancies become open-ended (periodic)
- Tenants can leave at any time with 2 months’ notice
3. Rent Increases – New Rules
- Limited to once per year
- Must be issued via a Section 13 notice
- Tenants can challenge increases through a tribunal
- If disputed rent is assessed against the market rate
4. Rental Bidding Wars Banned
- No more accepting offers above the advertised rent
- Landlords/agents must publish a clear asking price
- Aimed at creating a fairer more transparent market
5. Stronger Anti-Discrimination Rules
- No blanket bans on:
- Tenants with children
- Tenants receiving benefits
- All applicants must be assessed individually and fairly
6. New Property Standards
- Introduction of the Decent Homes Standard (DHS) to private rentals
- Properties must meet clear safety and quality requirements
7. Changes for Student Lets
- Fixed term agreements removed
- All student tenancies become rolling contracts
- Students can leave with 2 months’ notice
8. New PRS Database (From Late 2026)
- All landlords must register themselves and their properties
- Benefits include:
- Greater transparency for tenants
- Easier compliance for landlords
- Improved enforcement by councils
What This Means for Landlords
These reforms will significantly change how you:
- Let your property
- Manage tenants
- Handle rent reviews and possession
Preparation is key. Understanding the new framework now will help you stay compliant and avoid disruption.
At Horizon Lets we’re already preparing for these changes so you don’t have to navigate them alone. We provide:
- Clear up to date guidance
- Practical hands on support
- Fully compliant property management
If you’re a landlord and want confidence moving through this year get in touch with our team today.
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