What Starmer’s Renters Rights Act Means for Landlords: Practical Steps Ahead of May 2026
With the Renters Rights Act's first phase launching on 1 May 2026, including the end of Section 21 'no fault' evictions, landlords must adapt tenancy agreements and prepare for new tenant protections. This article breaks down what the reforms mean in practice, their impact on different landlord types, and clear actions landlords can start now to stay compliant and manage risk effectively.
Starmer’s Renters Rights Act: A New Era for Landlords
Prime Minister Keir Starmer recently reaffirmed that the majority of landlords are "respectable and reasonable," even as his government moves forward with significant reforms in the private rented sector. The Renters Rights Act, set to begin its first phase on 1 May 2026, will end Section 21 'no fault' evictions and introduce new tenancy agreement requirements aimed at providing tenants with greater security and protection against unsafe housing.
Understanding these reforms is critical for landlords, especially those operating in London’s fast-moving market, to ensure compliance and maintain positive tenant relationships.
What Exactly Changes From May 2026?
The headline change is the abolition of Section 21 eviction notices, which currently allow landlords to regain possession of their property without providing a reason, subject to notice periods. From 1 May 2026, landlords must rely on Section 8 grounds (such as rent arrears or breaches of tenancy) to seek possession, which generally requires stronger evidence and potentially longer court processes.
Additionally, tenancy agreements must be updated to reflect new provisions in the Renters Rights Act. These will likely include clearer terms on repairs, tenant rights to challenge poor conditions, and potentially longer minimum tenancy lengths.
While detailed statutory guidance and government-issued templates are expected closer to implementation, early preparation is advisable.
Why This Matters to Different Landlord Profiles
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Single-Unit Landlords: Often managing properties themselves, these landlords will need to familiarise themselves with the new legal grounds for eviction and update their tenancy agreements accordingly. Proactive communication with tenants about these changes can help maintain trust.
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HMO Landlords: With multiple tenants under one roof, HMOs face additional complexity in managing tenancy renewals and compliance with safety standards. The reforms heighten the need for robust tenancy documentation and swift action on property maintenance.
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Portfolio Landlords: Larger landlords and property managers must review all tenancy agreements and eviction procedures across their portfolio. This is an opportunity to audit compliance and consider operational adjustments, such as investing in digital tenancy management systems.
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Accidental Landlords: Those new or less experienced should seek legal advice early. Understanding the shift away from Section 21 eviction powers is crucial to avoid unintended non-compliance risks.
Practical Steps Landlords Should Take Now
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Review and Update Tenancy Agreements: Begin assessing current agreements to identify clauses requiring revision to comply with the Renters Rights Act. Engage legal advisors or specialist property solicitors to draft compliant templates.
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Phase Out Reliance on Section 21 Notices: Develop a strategy to handle possession proceedings using Section 8 grounds. This may involve improving rent collection processes and documentation to support legitimate possession claims.
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Monitor Government Guidance: Official detailed guidance and statutory instrument drafts are expected in the coming months. Bookmark government websites and trusted landlord forums to track updates.
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Communicate with Tenants: Plan communications explaining the changes and what they mean for tenancy terms and security. Transparent dialogue can ease tenant concerns and reduce disputes.
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Schedule Training and Legal Consultation: For landlords managing multiple properties or using agents, ensure all parties understand the new legal landscape to maintain compliance.
Navigating Compliance and Operational Adjustments
The end of Section 21 evictions shifts the balance towards tenant security, but landlords retain rights to regain possession for valid reasons. This heightens the importance of maintaining good tenancy records, responding promptly to repair requests, and addressing breaches professionally.
Operationally, landlords may need to allow for longer tenancy durations and adjust financial planning accordingly. For example, properties may experience less turnover, which can reduce void periods but also limit rent review opportunities.
Benchmarks for operational impact are currently unavailable due to the Act’s novelty, but landlords can start by tracking their own eviction and renewal data to model future scenarios locally.
How Rentals & Sales Can Support You
Our specialist landlord intelligence team offers:
- Comprehensive Portfolio Reviews: Assess your tenancy agreements and eviction processes to flag areas needing update before May 2026.
- Compliance Audits: Ensure your properties meet not only the Renters Rights Act requirements but also ongoing safety and landlord licensing standards.
- Pricing and Strategy Advice: Adapt your rent setting and tenant retention strategies in light of longer tenancy terms and reduced eviction options.
Contact us to schedule a tailored consultation and prepare confidently for the new rental landscape.
Disclaimer: This article provides general information and does not constitute legal advice. Landlords should consult qualified legal professionals to understand their specific obligations under the Renters Rights Act.