If you’re a private landlord in England, 2026 has been a year of change.
The Renters’ Rights Act 2025 came into force on 1st May, bringing new rules around tenancies, rent increases, possession and how properties can be advertised.
And there’s more to come.
With further reforms being introduced in phases, now is a good time to check that your property management is up to date.
You don’t need to panic or spend every evening buried in legislation, but you do need to know where you stand.
Here’s what landlords should be reviewing before the end of the year.
1. Check your existing tenancies
One of the biggest changes introduced on 1st May was the move away from assured shorthold tenancies (ASTs) to assured periodic tenancies.
Most existing ASTs in the private rented sector in England automatically became assured periodic tenancies. New tenancies covered by the legislation also operate on a periodic basis, rather than having a fixed end date.
If you already have a written tenancy agreement, you generally don’t need to replace it simply because the law has changed. However, you should understand how the new rules affect your existing agreements and make sure any new agreements reflect the current requirements.
You should also check that you gave existing tenants the official Renters’ Rights Act Information Sheet by the 31st May 2026 deadline, where required. If you missed this, don’t ignore it, check the government’s current guidance to understand what action is needed.
You can find the official Renters’ Rights Act guidance for landlords on GOV.UK.
2. Review how you increase rent
The new rules changed how landlords in England can increase rent on assured periodic tenancies.
In general, rent can be increased using the statutory process no more than once a year. Landlords must give the appropriate notice, and tenants have the right to challenge a proposed increase through the relevant tribunal if they believe it exceeds the market rent.
That means informal arrangements and clauses in older agreements may no longer be enough to guide your process.
Review how you record current rent, previous increases, the date notice was served and when a change takes effect. Keeping this information organised makes it easier to check dates and explain decisions if questions arise.
3. Make sure your letting practices are up to date
The Act also introduced changes affecting how landlords advertise properties and deal with prospective tenants.
In England, landlords cannot discriminate against applicants because they receive benefits or have children. The rules also restrict rental bidding, and landlords cannot ask for, encourage or accept rent payments before the tenancy agreement has been signed.
Tenants can also request permission to keep a pet, which landlords must consider under the new statutory framework.
If you use a letting agent, speak to them about how their processes have changed. If you manage everything yourself, review your adverts, application process, tenancy paperwork and communications.
A quick review now is much easier than discovering an outdated procedure when you’re trying to let a property. Get ahead of the game, make sure everything is spot on and in place before you need it.
4. Understand the new possession rules
Section 21 no-fault evictions are no longer available for tenancies covered by the new regime.
Landlords must use an applicable statutory ground for possession and follow the correct notice and court procedures. The grounds and notice periods vary according to the circumstances, so it is important not to assume that the process you used for a previous tenancy will still apply.
This makes good record-keeping particularly important.
Keep an accurate rent ledger, retain relevant correspondence, record significant incidents and organise supporting documents. If you need to seek possession, those records may help establish the facts, although they do not guarantee a particular legal outcome.
For complicated situations, take appropriate legal advice before serving notice.
5. Prepare for the Private Rented Sector Database
Another important development is the new Private Rented Sector Database, which is being introduced in phases.
The regional rollout is scheduled to begin on 15th December 2026, beginning in the West Midlands. The timing for individual landlords will depend on the rollout arrangements for their area, so check the official guidance rather than assuming that everyone must register on the same date.
Use the coming weeks to organise your property details, landlord information and relevant compliance records. Make sure you can find the documents you need without having to rummage through old emails, folders and that drawer where paperwork mysteriously multiplies.
Further requirements will depend on the official implementation arrangements, so keep an eye on updates from the government.
6. Get your property records in order
The common thread running through these changes is the need to manage information properly.
For each property, check that you can readily access:
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Current tenancy details and relevant agreements.
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Rent amounts, payment history and increases.
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Gas safety, electrical safety and other applicable certificates.
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Repair reports, maintenance history and tenant communications.
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Important dates, notices and supporting documents.
You should also make sure your records are accurate and stored securely, with access limited to those who need it.
This is where a property management platform such as Reoli can help.
Keeping tenancy information, rent records, expenses and property documents organised in one place can make the day-to-day business of being a landlord much easier to manage.
The bottom line
The Renters’ Rights Act is already changing how landlords operate in England, and further reforms are on the way.
You don’t need to become a housing lawyer overnight. You do need to understand the rules that affect your properties, review your processes and keep reliable records.
Start with the basics, work through each property systematically and check official guidance whenever you’re unsure. A little organisation now can save a great deal of stress later.
Need a better way to manage your properties? Reoli is being developed to help self-managing landlords keep their property information, tenancies and rent records organised, without making property management more complicated than it needs to be.