Huge changes in UK’s private rental sector explained by Midlands law firm

Mr Large explained that the Act received Royal Assent in late October, with its main provisions to be implemented in phases, with the first major changes taking effect on 1 May 2026. 

He said: “This is the most significant transformation for the UK’s private rental sector in decades, and landlords need to prepare for stricter compliance checks and budget for property upgrades to meet new standards. 

“Renters have faced insecurity, sudden evictions and poor housing standards for years, but the new legislation addresses these issues head-on with clear rules for landlords. 

“It’s not just a tweak, it’s a complete overhaul of tenancy law, and failing to comply could result in fines for landlords of up to £40,000 in the most serious cases.” 

Mr Large said one of the biggest changes was the end of “no-fault” or Section 21 evictions, where landlords could remove tenants without giving a reason. 

These will be abolished from 1 May 2026, and landlords must instead rely on legitimate grounds under Section 8, such as rent arrears,  anti-social behaviour or if the property is needed for occupation of the landlord/a family member. 

If tenants do fall into arrears, they will need to owe four months’ rent before landlords are able to serve a Notice Seeking Possession, as opposed to the current two months. 

The notice period before landlords can issue Court proceedings for rent arrears is also being extended from the current two weeks to four weeks. 

The new law also waves goodbye to Fixed-Term Tenancies, with traditional Assured Shorthold Tenancies being replaced by Assured Periodic Tenancies. 

These tenancies will roll on indefinitely, allowing tenants to leave with two months’ notice, while landlords can only end them on specific legal grounds and with four months’ notice. 

Another change is fairer rent rules, with increases limited to once per year, landlords having to give two months’ notice before any increase, and tenants able to challenge unfair hikes through the First-tier Tribunal.

Other changes include banning landlords and agents from encouraging bidding wars or requesting more than one month’s advance rent.

Stronger tenant rights will include allowing requests to keep pets, which landlords must respond to within 28 days and provide valid reasons if refusing. It will also become illegal to discriminate against renters with children or those receiving benefits. 

Mr Large added: “The new law also means that the Decent Homes Standard, previously just applying to social housing, will now extend to private rentals, with properties needing to meet minimum safety, repair and energy efficiency benchmarks. 

“In late 2026, the Government will also launch the Private Rented Database and Landlord Ombudsman, which will be mandatory for landlords who have to pay a small fee to meet the service’s running costs.” 

BTTJ Solicitors offers a full range of legal services for both residential landlords and tenants. The company has been providing legal advice in Warwickshire since 1797 and has offices in Coventry, Warwick, Balsall Common and Southam.