Renters’ Rights Act 2026: The Deadline Approaches

As the private rental landscape prepares for one of its most significant legislative changes in decades, the Renters’ Rights Act is moving from headline news to real-world impact.

The Renters’ Rights Act introduces a structural reset in how tenancies are managed across England. With the first phase of implementation beginning on 1st May 2026, many landlords across North Hampshire, Surrey and Berkshire have already taken action.

Key changes include:

• The removal of Section 21 “no fault” evictions
• All tenancies moving to periodic agreements
• Rent increases limited to once per year via formal process
• Greater tenant rights, including around pets and discrimination
• Increased compliance and enforcement expectations
For landlords, this represents not only a shift in legislation, but also in their day-to-day management and long-term strategy.

Key Dates Landlords Cannot Afford to Miss

Timing will be critical in the coming days, particularly for those with existing tenancies in place.

• 30 April 2026 – Final opportunity to serve a Section 21 notice
• 1 May 2026 – Core reforms come into force
• 31 May 2026 – Deadline to issue updated tenant information

These are not soft deadlines, so landlords will need to start now if they need to take any of the above actions.

What Landlords Should Be Doing Now

In practical terms, this is a moment to move from awareness to action. Landlords should be:

• Reviewing current tenancies. Understanding how existing agreements transition and
• where risks or limitations may arise.
• Reassessing possession plans. With Section 21 removed, gaining possession will rely on specific legal grounds laid out in Section 8.
• Updating documentation and processes. Ensuring tenancy agreements, rent review procedures and compliance documents reflect the new framework.
• Engaging with tenants early. Clear, proactive communication will help manage expectations and avoid unnecessary complications.
• Revisiting investment strategy. For some, this will be a natural point to reassess portfolio performance and their future plans.

Our Advice to Landlords

The most important step right now is to take action. Review your rental position, make sure that you understand your options and plan ahead, so that you’ll be able to navigate the change with confidence.

Speak to Us – Practical Guidance Going Ahead

We are already working closely with landlords across North Hampshire, Surrey and Berkshire to prepare for these changes; reviewing tenancies, advising on timelines and ensuring compliance is in place ahead of implementation.

If you are unsure how the Renters’ Rights Act will affect your property, or whether you need to take action before the April deadlines, it’s time to have that conversation. Whether you have a single property or a larger portfolio, we can help you:

• Understand your position under the new legislation
• Identify any immediate actions required
• Put a clear, compliant plan in place

Because in a changing market, clarity and preparation make all the difference.

For advice on regulatory action, contact the Property Management Team at our Fleet Office on: 01252 514000 or compliance@mackenziesmith.co.uk.

If you’re seeking tailored advice on your property portfolio, feel free to contact your nearest Lettings’ office in Fleet on: 01252 514000, or Farnborough on: (01252) 551045.

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