How the Renters’ Rights Act Will Affect Landlords in 2026

How the Renters’ Rights Act Will Affect Landlords in 2026 hero

The Renters’ Rights Act brings the biggest shift to the private rented sector in a generation. With the first set of changes arriving on 1 May 2026, many landlords across Newbury, Didcot, Devizes, Marlborough, Pewsey and Lambourn are asking the same thing - what does this actually mean for me, and how do I get ready without feeling overwhelmed?

If you’re feeling unsure, you’re not alone. We’re already speaking to many local landlords who want clear, practical guidance that makes sense of the changes without the jargon. The good news is that the steps you take now can make 2026 far more straightforward.

Phase 1 — From 1 May 2026

Most of the headline reforms start here. These changes affect all private rented sector tenancies, including existing ones.

Ending section 21 ‘no-fault’ evictions

From 1 May 2026, landlords will no longer be able to end a tenancy without providing a reason. All possession will move to the updated section 8 grounds.

What this means for you:

If you need your property back because you’re selling or moving in, you’ll still be able to, just under the revised grounds.

If a tenant is persistently late with rent or causing issues, there will be clearer routes to take action.

Good record-keeping becomes essential. For example, keeping a simple log of rent payments or repair requests will help support any notice you may need to serve.

Moving to assured periodic (rolling) tenancies

All new and existing tenancies convert to a single system on 1 May 2026.

This means:

  • No fixed terms.
  • Tenancies continue on a rolling basis.
  • Tenants can leave with two months’ notice at any time.

Many local landlords are viewing this as a shift in mindset - away from relying on fixed terms, and towards maintaining steady communication and consistent management.

Updated section 8 grounds for possession

The Government aims to make the system fairer and clearer.

Grounds will include:

  • Serious or persistent rent arrears
  • Anti-social behaviour
  • Intention to sell
  • Landlord or close family member moving in

These changes should make it easier to act in genuine situations, especially when backed by accurate documentation.

Rent increases limited to once a year

From 1 May 2026, rent can only be increased once every 12 months, with two months’ notice.

A simple example: if you last increased rent in July 2025, you wouldn’t be able to propose the next increase until July 2026.

No rental bidding or excess rent in advance

Landlords and agents will no longer be able to:

  • Accept offers above the advertised rent
  • Request more than one month’s rent upfront

This is intended to make the process fairer for applicants, especially in competitive areas such as Newbury or Didcot.

No discrimination against renters with children or benefits

Landlords must treat all applicants consistently. That includes:

  • Allowing viewings
  • Sharing property information
  • Assessing applications fairly

New rules for pets

From 1 May 2026, tenants can request a pet.

You’ll need to:

  • Respond within 28 days
  • Provide a valid reason to decline, if you do

You can still protect your property by asking for pet damage insurance.

Strengthened enforcement powers

Councils will have broader powers to take action against poor housing conditions or non-compliance.

This includes:

  • Larger civil penalties
  • Extended rent repayment orders
  • A requirement for councils to report enforcement activity

Additional investigatory powers (from 27 December 2025)

Ahead of Phase 1, councils will be able to inspect properties and request documents more easily.

Phase 2 — From Late 2026

Phase 2 introduces two major changes that will reshape how landlords register properties and resolve disputes.

PRS Database (landlord register)

Rolling out regionally from late 2026.

Landlords will need to register their properties and provide:

  • Contact details
  • Property information
  • EPC, gas and electrical certificates
  • Occupancy details

An annual fee will apply, and a property cannot legally be let without being registered.

This is similar to landlord licensing schemes already familiar to some landlords in cities, but on a national scale.

PRS Landlord Ombudsman

After the database rollout, the Ombudsman will become the standard route for resolving disputes.

It will:

  • Offer guidance and early support
  • Provide structured redress
  • Require mandatory membership (expected by 2028)

For many landlords, this should make dispute resolution clearer and less stressful.

Phase 3 — Decent Homes Standard

This final stage will introduce a new minimum housing standard for the private rented sector. The date is still to be confirmed but currently proposed for 2035 or 2037.

It will sit alongside:

  • Updated HHSRS guidance
  • The proposed EPC C requirement for rental properties
  • The extension of Awaab’s Law to the PRS

Landlords across areas like Marlborough and Pewsey, where many rental homes are older or character properties, may want to plan ahead for future upgrades.

What the Changes Mean for Everyday Management

For many landlords, the biggest shift will be the move away from fixed terms and the end of section 21. This places more emphasis on managing relationships and keeping good records.

In practical terms, this means:

  • Keeping notes of tenant conversations
  • Logging repair requests and completion dates
  • Ensuring safety certificates are always up to date
  • Planning ahead if you may need your property back

Landlords with well-managed homes often attract longer-term tenants, something we see regularly in areas like Devizes, Newbury and Didcot. That stability becomes even more important under the new rules.

Demand Across West Berkshire, Wiltshire and South Oxfordshire

Demand for good-quality rentals remains strong. Employment hubs such as Harwell Campus, Newbury Business Park and local military and research centres continue to attract relocating professionals and families.

In places like Marlborough and Pewsey, many tenants prioritise well-managed homes and clear communication, exactly the areas where experienced local agents can make a meaningful difference.

How Landlords Can Prepare Now

A few early steps can make 2026 feel far more manageable:

  • Review all safety certificates
  • Plan any maintenance you’ve been delaying
  • Make sure your paperwork is complete and accessible
  • Review rent levels with local demand in mind
  • Seek early advice if you may sell in the next 12–18 months

If you currently self-manage, the new rules may make professional support worth considering, especially if you prefer to keep things simple.

Why Professional Support Matters

Our teams across Newbury, Lambourn, Marlborough, Devizes, Pewsey and Didcot help landlords stay compliant, organised and supported every day.

Professional management can help you:

  • Stay ahead of new regulations
  • Prepare for PRS Database requirements
  • Keep documentation in order
  • Handle maintenance efficiently
  • Communicate clearly and consistently with tenants

This combination of local knowledge and day-to-day support gives landlords confidence that their investment is protected.

Bringing Everything Together

The Renters’ Rights Act will bring change, but with the right preparation and a solid understanding of the new rules, you can continue to let your property with confidence.

If you’d like personalised guidance about how the reforms will affect your property, your local Jones Robinson team is here to help.