The Renters' Rights Act is now in force: what landlords in Berkshire and Wiltshire need to know
In this blog:
The Renters' Rights Act came into force on 1 May 2026. Most landlords with well-run properties and reliable tenants will find the day-to-day experience of letting does not change dramatically. What has changed is the process, and understanding it clearly is what lets you stay on the right side of it with confidence. Here is what changed, what is coming, and what the local market looks like now.
Fixed-term assured shorthold tenancies no longer exist. All existing tenancies converted automatically to rolling assured periodic tenancies. You do not need to issue a new agreement, but landlords with existing tenancies had to give tenants a government Information Sheet explaining the new rules by 31 May 2026, with a civil penalty of up to £7,000 for failing to do so (NRLA, May 2026).
Section 21 no-fault evictions are abolished. You can no longer end a tenancy by serving two months' notice without a reason; possession now runs through Section 8, which requires a specific legal ground (Banner Jones Solicitors, 2026). Rent increases are limited to once a year via a Section 13 notice with at least two months' notice, and tenants can challenge an increase they consider unfair at tribunal (NRLA, May 2026). Rental bidding is banned: landlords and agents cannot accept or solicit offers above the advertised rent on new tenancies. And tenants can now request a pet, with a blanket ban no longer allowed, though requiring suitable insurance as a condition is permitted.
Section 8 grounds cover the situations most landlords ever need: significant arrears, anti-social behaviour, the landlord selling, or the landlord or a close family member moving in. The real change is process: every claim needs the correct notice, grounds, supporting evidence and service, in the right way. Getting any part wrong can mean restarting from the beginning. If you self-manage or use a rent-collection service, it is worth making sure you are confident with this, or that you have professional support in place for when it is needed.
The Act arrives in stages. A national landlord database begins regional rollout from late 2026, with full launch expected in 2027; registration will be required and a prerequisite for using certain Section 8 grounds. A Private Rented Sector Ombudsman is expected around 2028, with mandatory membership for private landlords. Neither needs action today, but both are worth planning for. (Dates and detail are still moving; confirm any specific point with us or your solicitor before acting on it.)
Despite the changes, tenant demand across this part of England remains strong. Wiltshire recorded a tenant demand level of 43.5% in the first quarter of 2026, the proportion of available listings already marked let agreed, among the highest in England (The Letting Partnership, April 2026). Across South Oxfordshire, private rents have risen year on year, driven by professional tenants around Didcot, the Harwell campus and Oxford (ONS Private Rental Index, March 2026). In West Berkshire, rents rose 2.6% year on year to March 2026 (ONS UK House Price Index, February 2026). Well-presented, correctly priced properties are letting well, and landlords with their compliance in order are well placed.
The Act has added a layer of process that did not exist before. For landlords self-managing or on a rent-collection service, it is worth checking whether the arrangement still gives the right support. A managing agent handles compliance on your behalf, from tenancy documentation and notice procedures to deposit protection, safety certificates and the coming database registration. It is less about adding cost than about protecting your investment and your time.
Our lettings and property management team looks after around 1,300 properties across Newbury, Lambourn, Marlborough, Pewsey, Devizes and Didcot, and spent 2025 and early 2026 preparing for the Act, updating tenancy documentation, notice procedures and compliance ahead of the May date. If you would like to understand how the rules apply to your property, or what a fully managed service would look like, we are happy to have that conversation with no obligation. Speak to our lettings team for a free review of your current arrangements.
- What has the Renters' Rights Act changed for landlords in England?
- Has Section 21 been abolished, and what does that mean in practice?
- What are the new rules on rent increases?
- How is the rental market performing in this area right now?
- Is now a good time to review your letting arrangements?
The Renters' Rights Act came into force on 1 May 2026. Most landlords with well-run properties and reliable tenants will find the day-to-day experience of letting does not change dramatically. What has changed is the process, and understanding it clearly is what lets you stay on the right side of it with confidence. Here is what changed, what is coming, and what the local market looks like now.
What changed on 1 May 2026
Fixed-term assured shorthold tenancies no longer exist. All existing tenancies converted automatically to rolling assured periodic tenancies. You do not need to issue a new agreement, but landlords with existing tenancies had to give tenants a government Information Sheet explaining the new rules by 31 May 2026, with a civil penalty of up to £7,000 for failing to do so (NRLA, May 2026).
Section 21 no-fault evictions are abolished. You can no longer end a tenancy by serving two months' notice without a reason; possession now runs through Section 8, which requires a specific legal ground (Banner Jones Solicitors, 2026). Rent increases are limited to once a year via a Section 13 notice with at least two months' notice, and tenants can challenge an increase they consider unfair at tribunal (NRLA, May 2026). Rental bidding is banned: landlords and agents cannot accept or solicit offers above the advertised rent on new tenancies. And tenants can now request a pet, with a blanket ban no longer allowed, though requiring suitable insurance as a condition is permitted.
What Section 8 means in practice
Section 8 grounds cover the situations most landlords ever need: significant arrears, anti-social behaviour, the landlord selling, or the landlord or a close family member moving in. The real change is process: every claim needs the correct notice, grounds, supporting evidence and service, in the right way. Getting any part wrong can mean restarting from the beginning. If you self-manage or use a rent-collection service, it is worth making sure you are confident with this, or that you have professional support in place for when it is needed.
What is coming next
The Act arrives in stages. A national landlord database begins regional rollout from late 2026, with full launch expected in 2027; registration will be required and a prerequisite for using certain Section 8 grounds. A Private Rented Sector Ombudsman is expected around 2028, with mandatory membership for private landlords. Neither needs action today, but both are worth planning for. (Dates and detail are still moving; confirm any specific point with us or your solicitor before acting on it.)
What the rental market looks like here
Despite the changes, tenant demand across this part of England remains strong. Wiltshire recorded a tenant demand level of 43.5% in the first quarter of 2026, the proportion of available listings already marked let agreed, among the highest in England (The Letting Partnership, April 2026). Across South Oxfordshire, private rents have risen year on year, driven by professional tenants around Didcot, the Harwell campus and Oxford (ONS Private Rental Index, March 2026). In West Berkshire, rents rose 2.6% year on year to March 2026 (ONS UK House Price Index, February 2026). Well-presented, correctly priced properties are letting well, and landlords with their compliance in order are well placed.
Is now a good time to review your arrangements?
The Act has added a layer of process that did not exist before. For landlords self-managing or on a rent-collection service, it is worth checking whether the arrangement still gives the right support. A managing agent handles compliance on your behalf, from tenancy documentation and notice procedures to deposit protection, safety certificates and the coming database registration. It is less about adding cost than about protecting your investment and your time.
How Jones Robinson can help
Our lettings and property management team looks after around 1,300 properties across Newbury, Lambourn, Marlborough, Pewsey, Devizes and Didcot, and spent 2025 and early 2026 preparing for the Act, updating tenancy documentation, notice procedures and compliance ahead of the May date. If you would like to understand how the rules apply to your property, or what a fully managed service would look like, we are happy to have that conversation with no obligation. Speak to our lettings team for a free review of your current arrangements.