UK Renters Reform Bill 2026

What Landlords Need to Know

The UK rental landscape is undergoing one of its most significant changes in decades. The UK Renters Reform Bill 2026, expected to come into force from May this year, will fundamentally reshape how landlords manage tenancies, regain possession, and comply with regulations.

At Chesham Property London, we’ve summarised the key updates and what they mean for you as a landlord.

1. Abolition of Section 21 (“No-Fault Evictions”)

One of the most important changes is the removal of Section 21 notices.

Landlords will no longer be able to evict tenants without a valid reason. Instead, all possession must be carried out under revised Section 8 grounds.

👉 What this means:

• You must provide a legal reason to regain possession

• Common grounds will include:

  • Selling the property

  • Moving in yourself or a family member

  • Tenant rent arrears or breach of tenancy

🔗 Learn more: https://www.gov.uk/evicting-tenants/section-21-and-section-8-notices

2. Transition to Periodic Tenancies Only

All tenancies will become periodic (rolling) by default.

👉 Key changes:

• Fixed-term ASTs will be abolished

• Tenants can leave with 2 months’ notice at any time

• Landlords must rely on valid Section 8 grounds to end a tenancy

This gives tenants more flexibility but reduces certainty around long-term occupancy for landlords.

3. Strengthened Grounds for Possession

To balance the removal of Section 21, the government is strengthening Section 8.

👉 Key updates:

• New grounds for selling or moving in

• Revised rent arrears thresholds

• Courts expected to prioritise legitimate landlord claims

However, the process will still be more administrative and evidence-based than before.

4. Rent Increase Reforms

Rent increases will be more tightly regulated.

👉 What’s changing:

• Rent increases limited to once per year

• Must be issued via formal Section 13 notice

• Tenants can challenge increases via tribunal if deemed unfair

🔗 Rent increases guidance: https://www.gov.uk/private-renting/rent-increases

5. Introduction of a Private Rented Sector Ombudsman

A new mandatory Ombudsman scheme will be introduced for all landlords.

👉 This means:

• Tenants can raise complaints without going to court

• Landlords must comply with decisions

• Faster dispute resolution, but increased accountability

6. Private Rented Sector Database (Landlord Register)

All landlords will be required to register on a new national database.

👉 Expected requirements:

• Property compliance documentation

• Landlord identification

• Safety certifications

This will increase transparency and enforcement across the sector.

7. Decent Homes Standard Extended to Private Rentals

The Decent Homes Standard, previously applied to social housing, will now apply to private landlords.

👉 You must ensure:

• Properties are free from serious hazards

• Heating, insulation, and repair standards are met

• Homes are safe, warm, and in good condition

🔗 Housing standards: https://www.gov.uk/government/publications/decent-homes-standard

8. Stronger Rules on Tenant Discrimination

The bill introduces stricter rules around tenant selection.

👉 Landlords must not:

• Refuse tenants purely because they receive benefits

• Impose blanket bans on families with children

All applicants must be assessed fairly on individual circumstances.

9. Changes to Rent Arrears Evictions

Eviction thresholds for rent arrears will change.

👉 Likely updates:

• Higher arrears threshold before eviction

• Longer notice periods in some cases

• Greater protection for tenants facing temporary financial difficulty

What This Means for Landlords

These reforms shift the market toward greater tenant security and stricter compliance requirements.

Key implications:

• More structured and evidence-based tenancy management

• Reduced flexibility in regaining possession

• Increased administrative and legal oversight

• Greater importance of professional property management

How Chesham Property London Can Help

We are actively preparing our landlords for these changes by:

• Reviewing tenancy structures and compliance

• Advising on risk mitigation and exit strategies

• Ensuring all documentation and processes are up to date

• Managing tenant relationships proactively

If you’d like tailored advice on how the Renters Reform Bill will affect your property or portfolio, please get in touch.

Final Thoughts

The Renters Reform Bill represents a major shift in the UK rental market. While it introduces additional responsibilities for landlords, it also creates a more transparent and professionalised sector. Preparation will be key.