1. Section 21 Abolished (“No-Fault” Evictions End)

From 1 May 2026, landlords will no longer be able to use Section 21 notices.

What replaces it?

Possession must now be sought using Section 8 grounds, supported by clear evidence such as:

• Rent arrears records
• Inspection reports
• Written correspondence
• Contractor invoices
• Complaint logs

What this means for landlords

• Documentation and record-keeping are now critical
• Errors in process can delay or prevent possession
• Legal compliance must be precise and up-to-date

Expert insight: This change significantly increases the importance of professional property management, as evidencing possession grounds is now essential.

2. Fixed-Term Tenancies Replaced by Periodic Agreements

All tenancies will move to Assured Periodic Tenancies (rolling monthly agreements).

Key implications

• Tenants can leave with notice (typically two months)
• Fixed-term contracts will no longer be standard
• New legally compliant tenancy documentation is required

Compliance requirement

Landlords must provide a written statement of terms before tenancy begins, making correct paperwork essential.

3. Rent Increases Restricted

New rules standardise rent increases:

• Maximum once per year
• Must be issued via Section 13 notice
• Rent review clauses will no longer apply
• Tenants can challenge increases via tribunal

Practical impact

Incorrectly issued rent increases may be invalid, leading to delays and disputes.

4. Limits on Rent in Advance

The legislation introduces restrictions on requesting large upfront rent payments.

What this means

• Reduced flexibility for landlords using advance rent as risk mitigation
• Greater reliance on affordability checks and referencing

5. Stricter Advertising & Anti-Discrimination Rules

New regulations will:

• Ban rental bidding wars (no accepting offers above advertised rent)
• Prevent discrimination against:
  • Families with children
  • Tenants receiving benefits

Compliance risk

Non-compliant advertising or tenant selection practices could lead to legal consequences.

What Happens Next? – Phase 2 – Late 2026

Further reforms expected include:

• A Private Rented Sector Landlord Database
• A mandatory Private Rental Sector Ombudsman
• Expanded regulation across the rental sector

These changes will introduce greater transparency, oversight, and accountability for landlords.

Why Professional Letting Management Is Now Essential

The Renters’ Rights Act significantly increases:

• Legal complexity
• Administrative workload
• Risk of non-compliance

At Trend & Thomas, we already deliver:

• Arrears rates below 1% across our managed portfolio
• Robust compliance systems
• Proactive legislative monitoring

This ensures our landlords remain fully protected in a rapidly evolving regulatory environment.

How Trend & Thomas Supports Landlords

Full Compliance Review (Fully Managed Properties)

We will conduct a comprehensive audit including:

• Tenancy agreements and documentation
• Safety certificates and legal requirements
• Prescribed information compliance
• Correct serving of statutory notices

This ensures your property is aligned with all new legal requirements from day one.

Let Only → Fully Managed: Why It Matters Now

Self-management is becoming significantly higher risk.

Our Fully Managed Service includes:

• Legally compliant tenancy setup
• Rent collection and arrears management
• Inspection reports and maintenance coordination
• Evidence preparation for possession claims
• Complaint handling aligned with Ombudsman requirements
• Ongoing compliance tracking

Rent Guarantee Insurance

We strongly recommend Rent Guarantee Insurance, which provides:

• Protection against missed rental payments
• Coverage for legal costs in many cases

This is now a key part of landlord risk management under the new system.

Considering Selling?

If the regulatory changes are influencing your long-term plans, we offer:

• No-obligation market appraisals
• Expert advice on buyer demand in Rickmansworth, Chorleywood & Croxley Green

CLICK HERE FOR A NO OBLIGATION MARKET APPRAISAL

Why Landlords Choose Trend & Thomas

• Established in 1984
• One of the most trusted letting agents in WD3
• 4.8-star rating
• Local expertise across Rickmansworth, Chorleywood & Croxley Green
• Proven track record in compliance and arrears management

Speak to a Local Expert Today

If you own a rental property in Rickmansworth, Chorleywood or Croxley Green, now is the time to prepare.

Contact Trend & Thomas Estate Agents to:

• Review your current tenancy setup
• Ensure compliance with the Renters’ Rights Act
• Protect your investment for the future

Frequently Asked Questions

When does the Renters’ Rights Act start?
Phase 1 begins on 1 May 2026, with further changes expected later in 2026.

Can landlords still evict tenants?
Yes, but only using Section 8 grounds with supporting evidence.

Can landlords increase rent freely?
No. Rent increases are limited to once per year via Section 13.

Do I need a letting agent now?
While not mandatory, professional management significantly reduces legal risk and ensures compliance.

If you would like further information please contact us with the link below, call or pop in.  Ph 01923 773 680

About the author

John Walker – Lettings Specialist, Trend & Thomas Estate Agents

With decades of experience supporting landlords across Rickmansworth, Chorleywood and Croxley Green, John specialises in compliance, tenancy management, and navigating legislative change in the private rented sector.