Renters' Rights Act One Month On: What UK Landlords Need to Know in 2026
Published · Updated · 3 min read
The Renters' Rights Act took full effect on 1 May 2026. One month later, the picture is clearer than the headlines suggested: the UK rental market has not collapsed, but the rules of the game have changed permanently for every private landlord.
If you manage even one buy-to-let, this is about running your portfolio under the new framework every day.
Key facts at a glance
- In force since: 1 May 2026
- Section 21: Abolished. Section 8 only from now on
- Tenancies: All converted to rolling periodic agreements
- Rent rises: Once per year via Section 13, two months' notice
- Market signal: Demand up 13.7% MoM, listings up 5.7% (Foxtons, May 2026)
Quick watch: is the Renters' Rights Act really changing everything?
Has the UK rental market broken?
In short: not yet. Foxtons reported that May 2026, the first full month under the Act, saw applicant registrations rise 13.7% month on month, new listings grow 5.7%, and average renter budgets hold at around £548 per week (+0.3% year on year).
Supply continued to build and competition per listing eased as more stock came to market. Gareth Atkins, Foxtons' managing director of lettings, said the Act landed "in a busy season with momentum unimpeded."
| Metric | May 2026 snapshot |
|---|---|
| Applicant demand | +13.7% month on month |
| New listings | +5.7% month on month, +3.0% year on year |
| Average renter budget | £548/week (+0.3% YoY) |
| Demand vs 2025 | Still 7.1% below last year's peak |
Nationally, UK average rents grew around 2.1% year on year in April 2026. The Section 13 process makes local market context essential when you review rent.
What actually changed on 1 May?
The operational shifts are significant even if the market looks calm on the surface. For a full breakdown, see our complete guide to the Renters' Rights Act and property standards.
| Area | Before 1 May 2026 | Now |
|---|---|---|
| Evictions | Section 21 no-fault route available | Section 8 only, evidence required |
| Tenancy type | Fixed-term ASTs common | Assured periodic tenancies only |
| Rent increases | Contractual review clauses | Section 13 once per year, Form 4A |
| Tenant notice | Often tied to fixed term | Tenants can leave with two months' notice |
Every existing AST converted automatically. If your agreement still references Section 21 or a fixed term, those clauses no longer apply. Our AST vs assured periodic tenancy guide on Lendlord.io covers what that means for your contracts.
What UK landlords are focusing on now
- Evidence and records. Every possession case depends on documented grounds. Read our Section 8 evictions guide before you need it.
- Compliant paperwork. Periodic agreements, Information Sheet delivery, and timestamped communications are baseline requirements.
- Letting quality. The market rewards accurate pricing, good condition, and a smooth move-in on day one.
Watch: Renters' Rights Act compliance walkthrough on Lendlord
Five priorities for the next 90 days
- Audit every tenancy agreement. Use Lendlord's solicitor-backed tenancy agreement generator for compliant periodic contracts.
- Confirm Information Sheet delivery. Make sure every tenant received it and you can prove it.
- Centralise tenant communications. Maintenance logs and possession-related messages need a single audit trail.
- Review your Section 13 process. Form 4A, two months' notice, once in 12 months only.
- Keep compliance dates current. Gas Safety, EICR, and EPC deadlines still trigger separate fines.
Short: fixed-term tenancies are over
Run your portfolio under the new rules with compliant agreements, tenant records, and compliance tracking in one place.
Start free with LendlordFrequently asked questions
Has the Renters' Rights Act disrupted the UK rental market?
Early data suggests not dramatically. Foxtons reported steady demand, growing supply, and stable renter budgets through the first full month in May 2026.
Can UK landlords still use Section 21?
No. Section 21 was abolished from 1 May 2026. All possession cases must go through Section 8 with a proven legal ground.
What happened to my fixed-term tenancy agreement?
All existing assured shorthold tenancies converted to assured periodic tenancies on 1 May 2026. Fixed-term end dates no longer apply.
Are landlords leaving the UK rental market?
Some smaller landlords are reviewing their position, but May 2026 data showed listings still growing year on year. The market appears to be adjusting rather than collapsing.