The Private Rented Sector in 2026: What Landlords Need to Know

The private rented sector in England has changed significantly in 2026. Since 1 May 2026, the Renters' Rights Act 2025 has altered how most private tenancies work, how rents can be increased and how landlords can recover possession.

For landlords, the practical message is simple: good records, current compliance documents and clear tenancy management matter more than ever.

This guide explains the main points landlords should know now, together with the next major change on the horizon — the new national property registration service.

The traditional AST has changed

From 1 May 2026, existing assured shorthold tenancies generally moved into the new assured periodic tenancy regime, while most new qualifying private tenancies are also periodic.

That means the familiar model of a six or twelve-month fixed term followed by renewal is no longer the standard framework for assured private tenancies.

A tenancy instead continues on a rolling basis until it is properly ended by the tenant or landlord.

Tenants can generally end an assured periodic tenancy by giving two months' notice, subject to the statutory requirements.

For landlords, possession now depends on establishing an applicable statutory ground rather than simply waiting for a fixed term to expire.

Read the Government's landlord overview of the Renters' Rights Act.

Section 21 has been abolished

Section 21 'no fault' possession is no longer available for assured private tenancies in England.

Where a landlord needs possession, the landlord must use an applicable ground under the revised section 8 regime.

The available grounds include circumstances such as serious rent arrears and anti-social behaviour, together with grounds designed to allow landlords to recover a property in specified circumstances, including where the landlord genuinely intends to sell.

This makes record keeping particularly important.

Landlords should retain rent statements, correspondence, inspection records, repair reports and evidence of any tenancy breaches. If possession later becomes necessary, those documents may be important evidence.

Rent increases are more structured

Landlords can still increase rent, but the statutory procedure is now more controlled.

For assured periodic tenancies, rent can generally be increased only once a year, not during the first 12 months of a new tenancy, using the prescribed process and with at least two months' notice.

A tenant can challenge a proposed increase if they consider it to be above the market rent.

For landlords, this makes the initial rental valuation important. The asking rent should be supported by current market evidence rather than set artificially low or high in the expectation that it can easily be corrected later.

Rental bidding is prohibited

A landlord or letting agent advertising a rental property must state an asking rent.

They cannot ask for, encourage or accept an offer above that advertised figure.

In a strong rental market, the property should therefore be valued carefully before marketing begins.

A realistic asking rent helps protect the landlord from unnecessary void periods while also complying with the prohibition on rental bidding.

Rent in advance is restricted

The 2026 reforms also changed the rules around rent in advance.

A landlord or agent cannot ask for, encourage or accept rent before the tenancy agreement has been signed.

Once the tenancy agreement has been signed, the amount that can generally be required before the tenancy starts is limited to one month's rent for a monthly tenancy.

This is particularly relevant where applicants have historically offered substantial sums of rent in advance to strengthen an application.

Requests for pets must be considered

Tenants now have a statutory right to ask to keep a pet.

Landlords must consider the request and can refuse only where there is a valid reason. The Government's implementation guidance states that landlords initially have 28 days to consider a request.

This does not mean that every request must be accepted.

Relevant circumstances can include the property itself and restrictions imposed by a superior lease. For leasehold properties in particular, a landlord should check the lease before agreeing to a pet where the building has its own restrictions.

Right to Rent checks remain essential

The Renters' Rights reforms have not removed the existing Right to Rent regime.

Landlords and agents in England must continue to carry out the appropriate checks before allowing an adult to occupy a property as their only or main home where the statutory scheme applies.

Procedures and Home Office guidance can change, so landlords should avoid relying on an old checklist from a previous tenancy.

Check the current Right to Rent guidance on GOV.UK.

Property compliance remains a continuing responsibility

The new tenancy regime sits alongside the existing safety and regulatory framework.

Depending on the property and tenancy, a landlord's obligations can include:

• gas safety certification;
• electrical installation testing;
• an Energy Performance Certificate;
• smoke and carbon monoxide alarm requirements;
• tenancy deposit protection;
• Right to Rent checks;
• repairing and fitness obligations; and
• local authority licensing requirements, including selective, additional or HMO licensing where applicable.

Compliance should not be treated as something done only at the start of a tenancy.

Certificate expiry dates, repairs, inspections and tenant communications should be actively monitored throughout the tenancy.

The new PRS property register starts rolling out this winter

The next major development is the Government's 'Register your rental property' service.

If you are a landlord of an assured or regulated tenancy, you will generally need to register yourself and each relevant property.

The Government has announced an annual registration fee of £65 per property, with registration renewed annually.

The service will be introduced region by region.

The current timetable includes:

• West Midlands: regulations commence 15 December 2026; registration deadline 14 March 2027.
• South East: regulations commence 15 March 2027; registration deadline 14 June 2027.
• London: regulations commence 15 July 2027; registration deadline 14 October 2027.

Landlords with properties in more than one region will need to pay attention to the timetable applying to each property.

The direction of travel is clear: property information and compliance records will increasingly need to be organised, accurate and readily accessible.

See the Government's current registration timetable.

The Landlord Ombudsman and further reforms

The Renters' Rights Act also provides for a new Private Rented Sector Landlord Ombudsman.

The Government's implementation programme envisages landlords becoming members of an approved redress scheme once the system is ready to accept them.

Further reforms are also expected in later phases, including the extension of the Decent Homes Standard and principles similar to Awaab's Law into the private rented sector.

Those measures are not all in force yet, so landlords should distinguish between the rules applying now and reforms still to be implemented.

Repairs and property condition

Even before the later reforms take effect, landlords already have substantial obligations relating to repair, safety and fitness for habitation.

Problems such as leaks, heating failures, electrical faults, damp and mould should be recorded, investigated and dealt with properly.

A good management record should show:

• when the issue was reported;
• what the tenant said;
• when an inspection or contractor visit was arranged;
• what was found;
• what works were authorised; and
• when the matter was completed.

That protects the tenant, the property and the landlord.

What should landlords do now?

For most landlords, the best response to the changing PRS is not complicated.

Get the fundamentals right and keep proper records.

Before marketing a property, make sure the compliance documents are current, the property is ready for occupation and the asking rent is supported by the market.

During the tenancy, monitor renewal dates, keep clear repair records and retain important communications.

If possession may be required, take appropriate advice before serving notices or taking steps which could affect the landlord's position.

Professional management is increasingly valuable because the cost of correcting a compliance or procedural problem later can be significantly greater than dealing with it properly at the outset.

How Hermens Property can help

Hermens Property provides residential lettings and property management across West London and Surrey.

We can assist landlords with:

• rental valuations and marketing;
• tenant referencing and Right to Rent procedures;
• tenancy set-up and compliance administration;
• deposit administration;
• safety certificate and renewal monitoring;
• rent collection;
• inspections;
• repair coordination; and
• day-to-day tenancy management.

Our approach is practical and hands-on: protecting the property, maintaining clear communication with tenants and making sure important management and compliance issues are not overlooked.

Thinking of letting a property or reviewing your current management arrangements?

Call 020 8050 3456, email info@hermens.co.uk or contact Hermens Property.

This guide relates to the private rented sector in England and is general information only. Requirements can vary according to the property, tenancy and local authority area, and legislation and Government guidance continue to develop.