The private rental sector is entering its most significant period of reform in over 30 years. The Renters’ Rights Act 2025 has now become law, with the first phase coming into effect on 1st May 2026.

For UK landlords (both those managing properties, and those using agencies) the changes are far-reaching.  Preparation is essential to protect your income, remain compliant, and avoid penalties.

I’m the founder of Swift – and an accidental landlord myself.  I know what can go wrong when you let out your home – a place you care about – which is why we treat every property as if it were our own.

With over 15 years experience, I bring a breadth of expertise in the lettings sector.  I’ve compiled a short overview of what you – a UK landlord – need to know (and do) before the 1st May 2026.

🔹 What’s Changing?

1. Fixed-term tenancies end: From 1st May 2026, all new tenancies will be rolling, periodic agreements. Fixed-term assured shorthold tenancies will no longer exist, meaning tenants will be able to give two-months notice at any point (even from day one).

2. No more Section 21 “no-fault” evictions: Evictions will now only be possible under updated Section 8 grounds, such as selling the property or moving back in yourself.

3. Rent in advance: This is limited to one-month only.

4. Rent reviews are limited Landlords may increase the rent only once a year, with two months’ formal notice and tenants will have the right to challenge any increases they believe to be excessive.

5. Pet requests must be considered: Refusing a tenant’s pet without a valid reason will no longer be allowed.

6. Advertising rules tighten: Properties must be advertised at a fixed asking rent, and “bidding wars” are banned.

7. Higher property standards: The Decent Homes Standard now includes time-bound repairs for serious hazards like damp and mould. Local authorities have stronger enforcement powers.

8. New administrative duties: (these are two things every landlord needs to do, irrespective of whether they let privately or use an agency)

• Registration on a national Property Portal
• Mandatory membership of a Landlord Ombudsman

⚠️ Failure to comply can result in civil penalties up to £40,000, rent repayment orders, or even banning orders.

🔹 How you can prepare:

As a landlord, there are a number of things you can begin putting into place now:

• Update tenancy agreements – use the legally correct periodic tenancy for all new tenancies (any current agreements are updated automatically).
• Review your screening process – with the removal of Section 21, it’s more important than ever to ensure you strengthen tenant checks to reduce future disputes.
• Check your advertising compliance – ensuring you follow new marketing rules and avoid discriminatory language.
• Maintain up-to-date and clear records – everything from documenting repairs, complaints and all communication to support any future possession claims.
• Understand the Section 8 changes – and be clear on the grounds for eviction and notice periods.
• Review your landlord insurance – ensure it covers rent arrears, eviction costs, and pet damage
• Plan your finances carefully – since tenancies are no longer fixed-term, consider higher reserves for unexpected turnover, or void periods.
• Monitor your rent – stay up-to-day with market level annual increases, especially when introducing new tenants as mid-tenancy increases will be more difficult
• Enhance your property appeal – consider making your home more child and/or pet friendly
• Ensure compliance – keep all safety certificates and maintenance up to date.

🔹 How a lettings agency can help

Navigating these reforms requires expertise. Working with a regulated, compliance-focused lettings agent can save time, reduce risk, and ensure your properties meet the new legal requirements.

The majority of our clients at Swift live abroad, and value the systems and training we have in place to handle the documentation, registration and regulatory updates.

🔹 A final thought

For many landlords, the Renters’ Rights Act can feel like a heavy weight of responsibility, but it also brings opportunity.

By raising the bar, it can help attract long-term, reliable tenants, reduce turnover and also enhance the reputation of conscientious landlords and letting agencies. There continues to be a shortage of suitable rental properties in the UK, which should provide an opportunity to earn a good rental return in the future.

If you’d like to chat through any aspect of the Renters’ Reform Act and how it will impact your property portfolio, I’d be more than happy to help.