From 1 May 2026, the private rental market is changing in a way we haven’t really seen before.

If you’re a landlord, this isn’t just another update to be aware of in the background. It directly affects how you let your property, how you manage tenants, and how you protect your position if something goes wrong.

A lot of the headlines focus on tenant rights, but the more important question is what this means in practice for you as a landlord, day to day.

The End of Fixed Terms – What That Actually Means

One of the biggest shifts is the removal of fixed-term tenancies.

Up until now, most landlords have relied on 6 or 12-month agreements. That structure gave a clear timeline and, importantly, a natural point where decisions could be made about rent, renewal, or regaining possession.

From May 2026, that changes.

All tenancies will become rolling (periodic), meaning there is no fixed end date. The tenancy simply continues unless:

• the tenant decides to leave
• both sides agree to end it
• or the landlord has a valid legal reason to take the property back

On paper, that sounds like a small change. In reality, it removes a layer of control that landlords have been used to for years.

There is no longer a “natural break point” in the tenancy. Everything becomes more continuous.

Section 21 Is Going – and That Changes the Dynamic

The abolition of Section 21 is probably the most talked-about part of the legislation.

Previously, if things weren’t working out, landlords had the option to regain possession without giving a specific reason. That option is now being removed.

Going forward, possession can only be sought using Section 8, which means relying on specific legal grounds such as rent arrears, anti-social behaviour, or breaches of the tenancy agreement

What this really means is that the process becomes more structured and, in many cases, slower. Evidence matters. Documentation matters. The way the tenancy has been managed matters.

If a tenant doesn’t leave after notice is served, it moves into the court system, and the landlord will need to justify their position.

For landlords who are organised and compliant, this is manageable. For those who are not, it can become difficult quite quickly.

Rent Increases Are Now Formal and Limited

Another change that will catch some landlords off guard is how rent increases work.

From May 2026:

• rent can only be increased once per year
• a formal notice must be served
• at least two months’ notice is required
• and the increase must reflect the open market value

Tenants also have the right to challenge increases if they believe they are above market level

In practical terms, this removes the flexibility to adjust rent informally or react quickly to changes in the market.

It puts much more pressure on getting the pricing right at the start of the tenancy. If you underprice, you’re locked into that position for longer than you might expect. If you overprice, you risk longer void periods.

Tenants Have More Flexibility Than Before

At the same time, tenants gain more control over when they leave.

They can now give two months’ notice at any point, rather than being tied into a fixed term

This introduces a different kind of risk for landlords.

Instead of tenants being locked in, there is now more movement. That could mean:

• more frequent void periods
• shorter average tenancy lengths
• and a greater need to keep properties competitive at all times

Retention becomes more important. So does the overall experience you provide as a landlord.

Pets – A Subtle but Important Shift

Another change that will affect how properties are managed is around pets.

Tenants now have the right to request a pet, and landlords cannot unreasonably refuse. Each request has to be considered properly, and any refusal must be justified

This doesn’t mean every property will suddenly allow pets, but it does mean blanket “no pets” policies become harder to rely on.

For landlords, it’s worth thinking ahead about:

• how this fits with your property type
• whether additional insurance is needed
• and how tenancy agreements are structured to protect the condition of the property

Handled correctly, this can actually widen your tenant pool rather than create problems.

The Bigger Picture – What’s Really Changing

When you step back, the direction of travel is quite clear.

Tenants are being given:

• more security
• more flexibility
• and more ability to challenge decisions

At the same time, landlords are being asked to:

• operate with more structure
• follow stricter processes
• and rely less on informal arrangements

This doesn’t mean being a landlord becomes unworkable. It just means the margin for error is smaller.

The days of “we’ll sort it as we go” are coming to an end.

Where Landlords Will Win (and Where They Won’t)

The landlords who do well under this new system will be the ones who focus on fundamentals.

Getting the right tenant in place at the start becomes critical, because removing the wrong tenant is more complex.

Pricing correctly matters more, because adjustments are limited.

Compliance becomes non-negotiable, because missing something small can have a big impact later on.

On the other hand, landlords who cut corners, rely on outdated processes, or try to manage everything reactively are likely to feel the pressure.

Why Professional Management Is Becoming More Valuable

This is where the role of a good agent changes slightly.

It’s no longer just about marketing a property and finding a tenant. It’s about managing risk, maintaining compliance, and making sure everything is handled properly from start to finish.

With the changes coming in, more landlords are moving towards fully managed services simply because the cost of getting something wrong is higher than it used to be.

Final Thoughts

The Renters’ Rights Act isn’t about stopping landlords from succeeding. There is still strong demand for rental property, and well-managed homes will continue to perform well.

What it does do is raise the standard.

It pushes the market towards a more professional, structured way of operating. For landlords who adapt early, that’s not a problem—it’s an advantage.

And in many cases, it creates a clearer gap between those who treat property as a properly managed investment, and those who don’t.

Let’s Have a Chat

If you need more information or would just like to have a chat feel free to contact me at ronke@ronkemaye.com or call +44 208 154 2333