New Rules for Landlords in 2026, What Has Changed and What Is Coming

What Has Changed for Landlords in 2026?

The private rented sector in England has undergone its most significant legal reform in decades. The Renters' Rights Act 2025, which received Royal Assent in early 2025, has been implementing its provisions in stages throughout 2025 and into 2026. This guide sets out what is already in force, what is being phased in, and what landlords should be preparing for.

What is Already in Force

Abolition of Section 21

The most widely discussed change, the abolition of no-fault evictions under Section 21, is now in force. Landlords in England can no longer serve a Section 21 notice to end a tenancy simply because they want possession back. To regain possession, landlords must use the reformed Section 8 process and rely on one of the statutory grounds set out in the Act.

This is a fundamental shift. Previously, landlords could use Section 21 as a catch-all mechanism to end any tenancy with two months' notice. That option no longer exists.

Reformed Section 8 Grounds

The Section 8 process, which allows landlords to seek possession where a tenant is at fault, has been significantly reformed. Key changes include:

• **Mandatory Ground 7A** (serious rent arrears): Mandatory possession is triggered where a tenant has been in arrears of at least two months' rent for at least three of the preceding twelve months. Previously, mandatory possession required arrears of two months at the date of the hearing.
• **New Ground 1A** (landlord wishing to sell): A new mandatory ground allows landlords to seek possession where they genuinely intend to sell the property, subject to a notice period of four months.
• **New Ground 1** (landlord or close family member wishing to move in): The existing discretionary ground has been replaced with a mandatory ground, but with a four-month notice period and a restriction preventing re-letting the property within twelve months.

All Tenancies Become Periodic

Fixed-term assured shorthold tenancies no longer exist for new tenancies granted after the Act's commencement date. All new tenancies are periodic tenancies with no fixed end date. Tenants can end a tenancy by giving two months' notice at any time. This removes the concept of a tenancy "rolling over" at the end of a fixed term.

Rent Increases

Landlords can only increase rent once every twelve months, using the Section 13 notice procedure. Tenants have the right to challenge any rent increase at the First-tier Tribunal, and the Tribunal can reduce the proposed increase to the market rent. Landlords cannot use tenancy clauses to contract out of this protection.

Abolition of Rent Repayment Orders Expansion

The Act has extended the circumstances under which tenants can apply for a Rent Repayment Order. Tenants can now apply for repayment of up to twelve months' rent if a landlord has breached any of the key obligations under the Act, including failing to register on the Private Rented Sector Database.

The Private Rented Sector Database

The government is creating a national Private Rented Sector (PRS) Database, a register of landlords and rental properties. Landlords will be required to register themselves and every rental property on the database before letting. Failure to register will be a criminal offence.

The database is expected to launch in 2026. Landlords should prepare by ensuring all their properties have:

• A valid EPC rating
• Up-to-date Gas Safety Certificate
• Current EICR
• UPRN recorded for each property

The database will be visible to tenants, allowing them to check whether a landlord is registered and compliant before signing a tenancy agreement.

What Is Still Being Phased In

Decent Homes Standard

The Decent Homes Standard, which sets minimum standards for property condition in the social housing sector, is being extended to private rented properties. The implementation timetable is still being finalised, but landlords should expect enforcement from 2027 onwards. The standard requires properties to:

• Be free from category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
• Be in a reasonable state of repair
• Have reasonably modern facilities (kitchen, bathroom, heating)
• Provide effective insulation and heating

EPC Minimum Standard Increase

Current proposals would require all rental properties to have an EPC rating of C or above for new tenancies by 2028, and for all tenancies by 2030. While the precise dates and scope have been subject to consultation and may change, the direction of travel is clear. Landlords with properties rated D or below should commission an EPC assessment and obtain improvement quotes now.

Ombudsman Scheme

All private landlords will be required to join a government-approved redress scheme. An ombudsman will be able to investigate complaints from tenants and award compensation of up to £25,000. The ombudsman scheme is expected to be operational by late 2026.

What Landlords Should Do Now

**1. Review your grounds for possession.** If you have tenants you may need to remove, understand which Section 8 grounds apply to your situation and what notice periods are required. Take legal advice before serving any notice.

**2. Conduct a compliance audit.** Check that every rental property has a valid EPC (rated E or above, and ideally working towards C), a current Gas Safety Certificate, and a valid EICR. Record all documents in a property logbook or platform.

**3. Prepare for PRS Database registration.** Compile your property details, including UPRNs, and documentation ready for registration. Properties without a UPRN can be looked up via Property Passport UK or the Ordnance Survey AddressBase product.

**4. Review your tenancy agreements.** All new tenancy agreements should be updated to remove any fixed-term provisions and include the correct prescribed information for periodic tenancies.

**5. Consider EPC improvement works.** If any of your properties are rated D or below, obtain quotes for improvement works now. Demand for installers is increasing as the 2028 deadline approaches, and prices and lead times will rise accordingly.

Scotland and Wales

Landlords in Scotland and Wales operate under different legislation. Scotland has had its own regime of tenant protections since the Private Housing (Tenancies) (Scotland) Act 2016. Wales is implementing its own reforms under the Renting Homes (Wales) Act 2016 (which came into force in 2022). If you rent properties in these nations, check the specific requirements that apply.