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The Renters’ Rights Bill completed its passage through Parliament and became law in October 2025. Attention now turns to the first phase of reforms coming into effect from 1 May, bringing a number of important changes to the private rental sector, including the widely reported abolition of Section 21. These updates will impact landlords, tenants and letting agents alike.
The key areas to be aware of in advance of the 1st of May implementation are as follows:
The new legislation impacts all new and existing Assured Shorthold Tenancies from 1st May. All tenancies will become Assured Periodic Tenancies running month to month until the tenant serves notice or the Landlord meets one of the grounds for regaining possession, after an initial 12 month period. Tenants will be able to give 2 months notice at any time to coincide with the rent payment date.
From 1st May the section 21 notice will be abolished although notices can still be served up to this date. Landlords instead will use an enhanced Section 8 notice with expanded grounds to include when a landlord wishes to sell, move back in or requires the property for a family member, subject to providing the required 4 months notice. Notice under these specific grounds cannot be given within the first 12 months of any tenancy. In addition, there are a number of additional mandatory and discretionary grounds under section 8 to include rent arears, anti social behaviour, deterioration of the property etc.
As they do now tenants will have the ability to request a pet. Landlords will have 28 days to consider their tenants request and provide valid reasons to refuse if appropriate. These would include – size and suitability of the pet to the property, where the headlease does not permit pets plus others with further clarification to come. In addition, a landlord will not be able to request or receive a “Pet Deposit“ or insist on the tenant taking out pet insurance.
As is often the case now, Landlords will be able to review rents once a year subject to serving an appropriate section 13 notice providing at least 2 months notice of the increase. Any increase cannot exceed the market rent appropriate for the property.
The above are some of the key initial changes affecting tenancies contained within Phase 1 with Phase 2 expected later in 2026 and Phase 3 with no set date.
In summary, while the Renters’ Rights reforms introduce a number of important changes for landlords, many aspects of day-to-day letting will remain familiar. With the right preparation, clear documentation and proactive management, you can continue to let with confidence.
If you would like guidance on how the new legislation affects you or your property portfolio, please get in touch with your local Stags Lettings team.
