Major Rental Law Changes Coming in May 2026 – What Landlords Need to Know

The rental sector in England is undergoing one of its biggest reforms in decades, with new legislation expected to come into force from May 2026 under the proposed Renters Reform Bill.

At Connor Properties Ltd, we’ve broken down the key changes and what they actually mean for landlords and property investors.

1. Section 21 “No-Fault” Evictions Abolished

One of the most significant changes is the removal of Section 21 notices.

This means:

• Landlords will no longer be able to evict tenants without giving a valid reason

• All evictions must go through Section 8 grounds

What this means for you:

• Stronger documentation and record-keeping will be essential

• Property management standards will need to be tighter

• Choosing the right tenants becomes even more critical

  
  

2. Periodic Tenancies Become the Standard

Fixed-term tenancies will effectively be replaced by rolling (periodic) tenancies.

Tenants will be able to:

• Leave with 2 months’ notice at any time

Landlords:

• Must rely on legal grounds if they want possession

Impact:

• Less long-term certainty for landlords

• Greater flexibility for tenants

  
  

3. New Grounds for Possession

To balance the removal of Section 21, the government is strengthening Section 8.

New and updated grounds include:

• Selling the property

• Moving a family member in

• Repeated rent arrears

Important: These grounds will have strict rules and evidence requirements, so poor documentation could cause delays.

4. Introduction of a Property Ombudsman

All landlords will be required to join a mandatory redress scheme.

This means:

• Tenants can raise complaints formally

• Disputes can be resolved without going to court

For landlords:

• Professional management and communication will be more important than ever

  
  

5. The Decent Homes Standard for Private Rentals

The government plans to extend the Decent Homes Standard to private landlords.

Properties must:

• Be free from serious hazards

• Be in a good state of repair

• Have adequate heating and insulation

Reality:

• More inspections

• Higher maintenance expectations

• Potential upgrade costs

  
  

6. Ban on Blanket Tenant Discrimination

Landlords will no longer be able to:

• Refuse tenants simply because they are on benefits

• Reject applicants with children as a blanket rule

Each tenant must be assessed individually.

7. Rent Increases and Transparency

Rent increases will be:

• Limited to once per year

• Required to follow a formal process

Tenants will have more power to:

• Challenge excessive increases

  
  

What Landlords Should Do Now

With these changes approaching, preparation is key.

We recommend:

• Reviewing tenancy agreements

• Improving inspection and reporting systems

• Keeping detailed records of tenant communication

• Ensuring properties meet compliance standards

• Working with a professional managing agent

  
  

How Connor Properties Ltd Can Help

At Connor Properties Ltd, we are already preparing our landlords for these changes by:

• Upgrading inspection and reporting systems

• Ensuring full legal compliance across portfolios

• Providing guidance on tenant selection and documentation

• Managing risk through proactive property management