The new landlord rules in England took effect on 1 May 2026. They change how tenancies start, run, and end. If you let a property, your current tenancies are already affected. With clear information and some planning, most landlords should find the changes manageable.
Below, you’ll find what the new landlord rules in England mean in practice. We cover the main reforms, the paperwork worth reviewing, and the questions to ask about your investment. Every landlord’s position is different, so check how each requirement applies to your own properties.
Related: The landlord’s guide to tenant relationships and rental reform
What the new landlord rules in England change for your tenancies
For existing landlords, four reforms stand out in day-to-day letting. Some affect paperwork you already hold. Others shape future conversations with tenants. Together, they are designed to encourage longer, more settled tenancies, with clearer rules for landlords and tenants alike.
Fixed terms have given way to rolling tenancies
Most assured shorthold tenancies in England have now become assured periodic tenancies. Each tenancy rolls on from one rent period to the next. Tenants can leave by giving two months’ notice. Fixed-term renewals are no longer needed. Tenancy deposit protection rules continue to apply.
Section 8 is now the only route to possession
Section 21 “no-fault” evictions have been abolished. Landlords seeking possession now serve a Section 8 notice under the Housing Act 1988. Each notice must rely on a specific legal ground. The Act expanded these grounds, so landlords can still regain possession in a range of situations.
Selling or moving in
Ground 1A lets you seek possession to sell. Ground 1 covers you or a close family member moving in. Neither can be used in the first 12 months of a tenancy. Both need four months’ notice. Using either ground also triggers a 12-month restriction on re-letting or marketing the property.
Rent arrears
Ground 8, the mandatory arrears ground, now applies when a tenant owes at least three months’ rent. The arrears must be at that level when you serve notice and again at the hearing. The notice period is four weeks. Discretionary grounds for lower arrears and repeated late payment remain available.
Related: Understanding possession grounds under the Renters’ Rights Act from May 2026
Rent increases now follow one formal process
Rent can rise once a year using a Section 13 notice. Tenants must get at least two months’ notice of any increase. Rent review clauses no longer have effect. Tenants can challenge an increase at the First-tier Tribunal. The tribunal cannot set a rent higher than the one you proposed.
Tenants have stronger everyday protections
Several rules now shape how you advertise, choose, and welcome a tenant. They become easier to follow once built into your letting process. Here are the key protections, along with what each one asks of you when you let a home:
- Rental bidding: you cannot ask for, encourage, or accept offers above the advertised rent.
- Rent in advance: no rent can be requested before the tenancy agreement is signed. After signing, you can ask for up to one month’s rent upfront.
- Children and benefits: blanket bans on families with children or on tenants receiving benefits are unlawful.
- Pets: tenants can ask to keep a pet. You must reply within 28 days and cannot refuse unreasonably.
Related: Rent in advance compliance: what landlords should review under the Renters’ Rights Act 2025
How to prepare your paperwork, property, and processes
Start with the documents and habits you already have. In many cases, small changes will be enough. A steady, methodical review now can save stress later, especially if a question or dispute comes up with a tenant or the council.
Tenancy agreements and tenant information
Older agreements may mention fixed terms, Section 21, or rent review clauses. Updating these references helps avoid confusion. For existing written tenancies, landlords had to give tenants the government’s information sheet. If any tenant missed out, provide the sheet now. Every new tenancy needs a written statement of key terms.
Records that support every decision
Section 8 possession claims depend on evidence. Courts are likely to look for clear, dated records showing you have met your obligations. A separate digital folder for each property makes documents quick to find. Save each item on the day it happens, so nothing goes missing:
- Rent payments, missed payments, and arrears, all with dates.
- Repair requests, plus when and how you dealt with each one.
- Gas safety records, Electrical Installation Condition Reports (EICRs), and Energy Performance Certificates.
- Copies of every notice served, with proof of how and when it was delivered.
- Your deposit protection certificate and the prescribed information given to tenants.
Property standards will keep developing
Under the private rented sector reforms, the Decent Homes Standard will apply to privately rented homes in the longer term. Awaab’s Law, which sets timeframes for fixing hazards like damp and mould, may follow after consultation. Existing duties to keep homes in repair and fit for human habitation still apply.
Rent setting and possession deserve extra care
Pricing a home and serving notice are two tasks where small details can now carry real weight. Both reward a careful, step-by-step approach. A short written checklist for each keeps the process consistent across every property you let and makes errors easier to spot.
Setting the right rent
Base each rent on market evidence from similar homes nearby. Recent lets, current listings, and local agent advice all help. Keep a note of the comparable properties you used. That record becomes your evidence if a tenant takes an increase to the tribunal.
Serving notices correctly
Use the correct prescribed form, the right ground, and the full notice period. Errors in any of these can lead a court to dismiss your claim. On a mandatory ground, the court must grant possession if the ground is proved. Discretionary grounds let the judge decide whether possession is reasonable.
Planning for the next stage of renting
Compliance is an ongoing task. Government guidance and court decisions are likely to keep developing as the Act beds in over the coming years. Two questions are worth asking now: what new duties are coming, and how well your properties still suit your long-term goals.
Staying compliant as more changes arrive
The Private Rented Sector Database comes next. Every landlord will need to register themselves and each rental property. Keep each entry active, as most possession grounds will be unavailable while it is inactive. A Landlord Ombudsman, with compulsory membership, is expected to follow. Councils already have stronger enforcement powers.
Related: Landlord compliance made simple: a practical guide to PRS Database readiness
Is your investment strategy still the right one?
Some landlords may want to use this moment to review their portfolio. A few honest questions show whether your current approach still works. Answer them property by property, and take professional advice before acting, as tax and finance effects vary:
- Does each property still deliver a return you are happy with after costs?
- Could upgrade costs on any home outweigh what it earns?
- Are your tenants long-standing and reliable? Periodic tenancies can suit people who want to stay for years.
- Would your money work harder in a different area or property type?
Local help with the next steps
At Newton Fallowell, our lettings teams can help you put all of this into practice, including reviewing tenancy agreements, keeping records in order, and preparing for registration. We know your local market well. To talk through your own tenancies, speak to your local Newton Fallowell office.
