Thinking of becoming a landlord? When it comes to managing a property alongside tenants, there’s a lot to consider. With the rental market continuing to evolve, being aware of how legislation has changed is important.
On 1 May 2026, the Renters’ Rights Act came into effect in a move to improve things for tenants. As a result of the Act, some significant changes are happening to how tenancies are managed across England.
This is the latest in a long line of significant changes for landlords, including the removal of section 21 and the shift to periodic tenancies. What’s more – there are more changes coming.
We’ve pulled together a short summary of what’s changed so far for landlords and what you need to be preparing for next.
What’s happened since May?
These are the changes that have taken place since May 1:
- Removal of section 21: Assured shorthold tenancies were replaced with assured period tenancies. That means tenants can more confidently challenge practices and rent increases and not worry about unfair rent evictions. This doesn’t affect a landlord’s right to evict a tenant for good reason.
- Rent increase limits: If landlords want to increase the rent, they have to follow the process set out in section 13, and they can only do so once a year according to the market rate. On top of that, tenants need to be given two months’ notice of any rent increase, and tenants can take their landlord to a tribunal to challenge unfair increases. This has been set up to prevent something known as ‘backdoor evictions’, when the rent is hiked up significantly to make it unaffordable for the tenants.
- No more rental bidding: It used to be the case that a prospective tenant could offer rent above the asking price, but that’s no longer allowed. Now, the asking rent needs to be listed clearly.
- No more discrimination: In the past, landlords could choose not to accept tenants who had children or were on benefits. Under the new changes, that’s no longer allowed.
Changes still to come
More changes are upcoming, both next year and in a few months’ time. Here’s what you can expect:
- A new database: There will be a new database – the Private Rented Sector (PRS) Database – which will hold all the information landlords and tenants need. Landlords can expect the new PRS database from late 2026, as landlords will have to register.
- Landlord ombudsman: Now, tenants will be able to have their complaints heard impartially via a new PRS Landlord Ombudsman. Just like for landlords, mandatory membership is going to be introduced as part of the next phase.
Pets and tenancies
Previously, landlords could say they don’t accept pets at their property, but the Renters’ Rights Act means landlords have to consider every request on a case-by-case basis. If a landlord does opt to decline the pet request, they need to have a good reason.
In cases where landlords do accept pets, they’re allowed to put certain insurance requirements in place to keep the tenants and their property protected. In some cases where the insurance doesn’t cover the damage, the landlord will be able to make deductions from the deposit.
Landlord lessons
So, what changes have landlords implemented themselves since the changes have taken place?
- Document everything
- Make sure the tenancy agreements are as clear as possible
- Evidence is key in eviction cases
- There’s more attention being paid to property maintenance standards
- As responsibilities change, it may be time for an insurance review
Five landlord insurance checks worth making now
With the Renters’ Rights Act now in place, here are the insurance checks we’d recommend making:
- Buildings and landlord contents cover
- Legal expenses protection
- Rent guarantee insurance
- Cover for pet-related damage
- Liability protection
How Hodgson Insurance can help
At Hodgson Insurance, we’re here to talk you through what you need to consider as a new or experienced landlord when it comes to your insurance. Whether you’re looking for a no-obligation review of your current policy or want support arranging cover for a new property, our team is on hand to help you find protection that suits your needs.
Find out more on our Landlords page.
Consistent with our policy when giving comment and advice on a non-specific basis, we cannot assume legal responsibility for the accuracy of any particular statement. In the case of specific problems we recommend that professional advice be sought.