Letting agents across England are being urged to ensure they are fully prepared for sweeping operational and compliance changes as the first phase of the Renters' Rights Act comes into force on 1 May 2026.
The new legislation introduces wide-ranging reforms to tenancy structures, possession processes and rent setting, fundamentally reshaping how agents manage the private rented sector.
End of Section 21 and the shift to periodic tenancies
Among the most significant changes is the abolition of Section 21 'no-fault' evictions. Agents will need to handle all possession cases using revised Section 8 grounds, with clear justification required in every instance.
All tenancies will simultaneously transition to a rolling periodic system, removing fixed-term agreements entirely. This will require agents to adapt their processes, particularly around tenancy renewals, notice periods and landlord advice.
Greater reliance on statutory grounds
Under the new framework, agents must apply specific legal grounds for possession, including rent arrears, the landlord's intention to sell, or moving back into the property. Accurate application and supporting evidence will be critical to avoid delays or legal challenges.
Changes to rent setting and letting practices
The Act also introduces new restrictions on rent increases, limiting them to once per year, alongside a ban on rental bidding. Agents will need to review their pricing strategies and marketing practices to remain compliant.
Strengthened anti-discrimination measures add a further layer of consideration to applicant selection processes.
Key implementation deadlines
Agents should be aware of three important transitional dates:
- Section 21 notices issued before 1 May 2026 remain valid only if legal proceedings begin before 31 July 2026.
- By 31 May 2026, all tenants must receive the UK Government's Renters' Rights information sheet, either in full digitally or in print.
- A second phase, expected from late 2026, will introduce the Landlord Database and the PRS Landlord Ombudsman.
Operational impact for agents
The reforms will require agents to review tenancy agreements, update documentation and ensure staff are trained on the new legal framework. Compliance, record-keeping and communication with both landlords and tenants will all come under greater scrutiny.
ARLA Propertymark member agents and Company Advantage members can access Propertymark's Assured Periodic Tenancy Agreement, along with a toolkit covering fact sheets, FAQs and guides on the key changes. These include guidance on the student rental market, ten key changes landlords must be aware of, and a quick guide for tenants.
Webinar insights and training support
Propertymark's Renters' Rights Act webinar on 13 April 2026 attracted more than 2,000 agents and delivered operational guidance ahead of implementation. Topics covered included issuing the new Information Sheet and Assured Periodic Tenancy agreements, clarity on Ground 1 and 1a, the repeal of the How to Rent Guide, and best practice on pipeline management and referencing.
Demand for further training proved immediate. The newly launched course, Section 8 and 13: Rents, Rights and Repossession, sold out within 30 minutes, with additional dates since announced to support agents in building the practical knowledge needed to navigate the new regime.
