Hello everyone, we have put together some frequently asked questions our landlords have been asking about the key changes coming on the 1st May. If you are concerned and have any questions, please reach out to us, and we will be happy to help.
1. What is the Renters Reform Bill and when does it come into effect?
The Renters Reform Bill is a significant piece of legislation designed to reform the private rental sector in England. It introduces structural changes to tenancies and strengthens tenant protections. The changes will take effect from 1st May 2026.
2. Will Section 21 notices still be available?
No. “No-fault” evictions under Section 21 are being abolished. Possession will now need to be sought using revised Section 8 grounds, which have been expanded to cover legitimate scenarios such as selling the property or moving back in.
3. What happens to fixed-term tenancies?
All tenancies will move to a periodic (rolling) structure. Fixed-term agreements will no longer be issued, giving tenants greater flexibility while requiring landlords to rely on valid possession grounds where necessary.
4. How can I regain possession of my property?
You will still be able to regain possession under updated Section 8 grounds, including:
- Intention to sell the property
- Landlord or family member moving in
- Tenant rent arrears or breach of agreement
We will guide you through the appropriate process should this be required.
5. Can tenants leave at any time?
Tenants will be able to give two months’ notice to vacate at any point during the tenancy. This replaces the traditional fixed-term commitment.
6. Will rent increases still be allowed?
Yes, but rent increases will be limited to once per year and must be served via a formal Section 13 notice. Increases must reflect current market value and can be challenged by tenants if deemed excessive.
7. What is the Private Rented Sector Ombudsman?
A new mandatory Ombudsman will be introduced to resolve disputes between landlords and tenants. All landlords will be required to register, providing tenants with a clear route for complaints outside of the court system.
8. What is the Property Portal and do I need to register?
A new Government Property Portal will be introduced, requiring landlords to register both themselves and their rental properties. This is designed to improve transparency and ensure compliance across the sector.
9. Are there any changes regarding property standards?
Yes. The Decent Homes Standard will be extended to the private rental sector, meaning landlords must ensure properties meet stricter minimum standards for safety, condition, and facilities.
10. Can I still refuse tenants with pets?
Tenants will have the right to request a pet, and landlords must not unreasonably refuse. However, landlords can require tenants to obtain pet insurance to cover any potential damage.
11. Does the Renters Reform Bill apply to all tenancies?
No. The legislation applies to Assured Shorthold Tenancies (ASTs) only. Company lets and certain other tenancy types are not affected.
12. What do I need to do now as a landlord?
If you are a managed client, we will handle all necessary changes and compliance requirements on your behalf.
If you are not fully managed, you will need to:
- Ensure tenancy agreements are compliant
- Understand new possession grounds
- Register with the Property Portal when required
- Stay updated with ongoing regulatory changes
13. How does the Renters Reform Bill impact the use of guarantors?
Guarantors remain permitted under the new legislation, but their agreements must now be clearer and more tightly defined, particularly as all tenancies move to periodic arrangements. This means guarantor liability should explicitly state how long it applies and under what circumstances it ends. With the removal of Section 21, strong tenant referencing is more important than ever, so guarantors will continue to play a key role in reducing risk, especially for applicants with lower income or limited history.
14. Can my tenant still pay rent in advance?
For new tenancies from 1st May, you will only be allowed to receive up to one months rent in advance. No more 6-monthly/12-monthly payments.
15. Should I be worried about the changes coming in?
If you are already using our managed service, then no, we have you covered. If, however, you are managing yourself, then now is the time to take action and get ahead of the changes.
