The new rental reforms have changed how landlords in England manage private rented properties. Since 1 May 2026, the Renters’ Rights Act has introduced major changes to tenancy arrangements, rent increases, possession procedures, pets, rental advertising and tenant protections.

For landlords, keeping up with these changes is now part of effective property management. Working with an experienced property management company can also help landlords keep documentation, inspections and day-to-day processes aligned with their legal responsibilities.

1. Treating Tenancies as Fixed-Term Agreements

One of the biggest rental reform changes for landlords is the move away from assured shorthold tenancies (ASTs). From 1 May 2026, most existing ASTs became assured periodic tenancies, while new assured tenancies operate on a rolling basis rather than having a fixed end date.

A common mistake is continuing to rely on old tenancy processes or assuming an existing fixed end date still operates as before.

Landlords should review their tenancy records and make sure their procedures reflect the new periodic tenancy system.

2. Using Section 21 as a No-Fault Eviction Route

The end of Section 21 “no-fault” evictions is one of the most significant new landlord rental rules.

Since 1 May 2026, landlords cannot use Section 21 to recover possession of an assured tenancy. Instead, they need to rely on an applicable possession ground and follow the correct notice and court procedures.

Trying to use an outdated notice or assuming that a landlord can simply ask a tenant to leave without a valid legal basis can create serious problems.

Before starting possession proceedings, check the relevant ground, notice requirements and current government guidance.

3. Forgetting the New Tenant Information Requirements

Landlords can overlook paperwork when concentrating on rent collection and property maintenance.

Where an existing tenancy had a written record, landlords generally did not need to replace the agreement, but most landlords and agents had to provide tenants with the government’s Renters’ Rights Act Information Sheet by 31 May 2026. New tenancies created after 1 May also require specific written information about key tenancy terms.

Failing to provide required information can lead to enforcement action and financial penalties.

4. Increasing Rent Without Following the New Process

Rent increases now require greater care. Under the new rules, landlords can generally increase rent only once a year and must use the prescribed process, including the correct notice.

Tenants can also challenge an increase they believe is above the market rent.

A common mistake is relying on a clause from an old agreement or simply sending an informal message announcing a higher rent.

Keep records of the proposed increase, notice served and relevant market evidence.

5. Ignoring Rules on Rental Bidding and Advertising

The reforms also affect how rental properties are advertised.

Landlords and letting agents must advertise a specific asking rent and cannot encourage or accept offers above the advertised amount.

This means advertising practices should be reviewed rather than assuming that previous approaches remain acceptable.

A consistent advertised price can also reduce confusion between landlords, agents and prospective tenants.

6. Mishandling Requests for Pets

Another important change concerns pets. A tenant can request permission to keep a pet, and landlords must consider the request rather than automatically refusing it. A refusal must be based on a valid reason under the applicable rules.

Landlords should therefore avoid blanket “no pets” policies and instead establish a clear process for considering individual requests.

7. Discriminating Against Tenants With Children or Benefits

The landlord responsibilities under new rules also include avoiding certain forms of rental discrimination.

Landlords cannot discriminate against prospective tenants because they receive benefits or have children.

Advertising such as “no benefits” or “no children” can therefore create compliance problems. Tenant selection should be based on lawful and relevant criteria rather than assumptions about a person's circumstances.

8. Treating Compliance as a One-Off Task

Meeting rental property legal requirements is not something landlords can complete once and forget.

Property owners should maintain a system for monitoring:

• Gas and electrical safety requirements

• Energy Performance Certificate obligations

• Deposit protection requirements

• Right to Rent checks where applicable

• Property licensing

• Repairs and safety issues

• Tenancy documentation

• Required notices and tenant communications

The exact requirements vary according to the property and circumstances, so landlords should check the rules that apply to their particular rental.

9. Assuming Every Reform Starts at the Same Time

Not every measure under the Renters’ Rights Act has the same implementation date.

The first phase began on 1 May 2026, while further measures, including the Private Rented Sector Database and Landlord Ombudsman, are planned for later phases. Further reforms concerning property standards are also subject to implementation processes and consultation.

Assuming that every proposed reform is already legally active can be just as problematic as ignoring the reforms entirely.

Landlords should distinguish between rules already in force, confirmed future measures and proposals still subject to implementation.

How Can Landlords Reduce Compliance Mistakes?

The simplest approach is to turn compliance into a regular management process rather than reacting whenever a rule changes.

Review tenancy documents, create reminders for safety checks and certificates, keep records of tenant communications, and check official guidance when legislation changes.

For landlords with several properties, professional management support can also make it easier to coordinate inspections, repairs, documentation and tenant communications.

Final Thoughts

The new rental reforms have changed several fundamental aspects of private renting in England. From periodic tenancies and possession procedures to rent increases, advertising, pets and tenant protections, landlords need to update practices rather than rely on older agreements or familiar routines.

The safest approach is to understand which rules apply now, maintain accurate records and review compliance procedures regularly. When in doubt, check current GOV.UK guidance or obtain appropriate professional advice rather than relying on outdated information.