The Renters Reform Act is bringing the biggest shake-up to the private rented sector in a generation. Whether you let out one property or manage a small portfolio, the changes coming into force from April 2026 will affect how you operate, manage tenants, and stay compliant.

Many landlords are feeling overwhelmed, and understandably so. With new rules being phased in, more paperwork, and heavier penalties for mistakes, self-managing is becoming more complex than ever.

I've personally noticed the frustration that landlords express. From speaking to a few self-managing landlords, many are looking to either sell up or move their properties to agents, further squeezing their margins.

Here’s a breakdown of the major changes to expect, and why it’s important to start preparing now.

1. Section 21 (“No-Fault”) Evictions Will Be Abolished

This is the headline change.
Under the Renters Reform Act:

• Section 21 notices will be removed

• You will only be able to evict under “reasonable grounds”

• All legitimate grounds will fall under Section 8

What this means for landlords:
Evictions will require more documentation, proper record-keeping, and clear evidence. Any small admin mistake could lead to delays or failed possession claims.

2. All Tenancies Will Become Periodic

Fixed-term ASTs are being scrapped.

Under the new system:

• Tenancies automatically become periodic, rolling month-to-month

• Tenants can leave with two months’ notice

• Landlords must rely on the strengthened Section 8 grounds to regain possession

Impact:
This means more flexibility for tenants — and more unpredictability for landlords. Proper documentation and up-to-date compliance records will matter more than ever.

3. Stronger Legal Requirements for Compliance & Documentation

Compliance has always been important, but the new framework places greater emphasis on landlord accountability, and rightfully so.

Expect tighter requirements around:

• Deposit protection

• How and when you provide prescribed information

• Gas & electrical safety

• HMO rules

• Fitness for human habitation

• Evidence for arrears, damages, or rent increases

• Notice periods tied to the correct paperwork

• Property condition and maintenance timelines

Miss one requirement, and you may lose your ability to serve notice altogether.

4. Rent Increases Limited to Once a Year

Rent reviews will now follow:

• A maximum of one increase every 12 months

• A mandatory notice period

• A clearer appeals process via tribunal

No more “triggered rent increases” inside fixed-term contracts.

5. Pets in Let Properties

Tenants will have the legal right to request a pet, and landlords must consider it reasonably. You’ll also be allowed to require pet insurance to cover potential damage.

6. New Property Portal (Landlord Register)

A centralised database will require landlords to register properties and upload key documents.

Think of it as a “digital compliance hub” for:

• EPC

• Gas safety

• Deposit protection

• How to Rent guide

• Licensing

• Local requirements

If something expires or is missing, you’ll likely get reminders, but the responsibility still sits with you.

7. Stronger Enforcement & Higher Penalties

Local councils will receive more funding and clearer powers to enforce the new laws.

Expect:

• Bigger fines

• More inspections

• Less tolerance for incorrect documentation

Many landlords underestimate how quickly a compliance slip can escalate into a financial penalty.

Why This Matters Now

Although April 2026 sounds far away, the preparation window is tighter than it seems.

Landlords will need:

• Better admin systems

• Up-to-date documentation

• Clear audit trails

• Reminders for renewals

• Records of communication

• Evidence for any future possession claims

With Section 21 gone, your paperwork becomes your protection.

📥 Want to Stay Ahead of the 2026 Changes?

To help landlords prepare, we’ve put together a Renters Reform Act 2026 Pre-Compliance Checklist.
It covers:

• Everything you need is ready before the act goes live

• The documents you must have in place

• The new timelines and reminders to track

• The key risks to avoid

If you'd like a copy, click here to download it for free.

This checklist is designed to help landlords avoid the admin headaches, stay compliant, and reduce risk ahead of the upcoming changes.