What the Renters’ Rights Act 2025 Means for You as a Landlord

From 1 May 2026, the Renters’ Rights Act 2025 comes into force. It represents the most significant reform to the private rented sector in a generation, and as a landlord, understanding your new obligations is not optional. 

Here at Zaza Johnson & Bath, we have been supporting landlords across Shrewsbury and Shropshire for over 40 years. This guide sets out the key changes so you know exactly where you stand.

1. Fixed-Term Tenancies Are Coming to an End

If your current tenancy agreements include a fixed term, for example, a 12-month contract with a set end date, that fixed term will no longer apply from 1 May 2026.

All assured tenancies will automatically become rolling tenancies, also known as periodic tenancies. In most cases this will be monthly, unless the tenancy agreement specifies a shorter period such as weekly or fortnightly.

This means you will no longer be able to rely on a fixed-term expiry as a mechanism for ending a tenancy. From now on, your tenancy continues until either you or your tenant ends it through the correct legal process.

2. Assured Shorthold Tenancies Are Being Abolished

The Assured Shorthold Tenancy, the standard form of private tenancy agreement since 1988, is being abolished on 1 May 2026.

Any existing Assured Shorthold Tenancy will automatically convert to an Assured Periodic Tenancy on that date. You do not need to issue new tenancy agreements for this to happen, and your tenant’s tenancy will not end as a result of the change.

It is worth reviewing your standard tenancy agreement templates before the date to ensure any new tenancies you create after 1 May 2026 reflect the updated framework.

3. How You Can Increase the Rent

Any rent review clauses in your existing tenancy agreements will no longer be valid for new rent increases after 1 May 2026.

From that date, you must follow the process set out in Section 13 of the Housing Act 1988 to increase the rent. The rules are as follows:

• You can only increase the rent once per year.
• You must give your tenant at least 2 months’ written notice of the proposed increase, using the government’s Form 4A.
• The proposed increase must be no higher than the open market rent for comparable properties.
• If your tenant believes the proposed increase is above market rate, they have the right to challenge it at the First-tier Tribunal.

Landlords who attempt to use contractual rent review clauses after 1 May 2026 risk having those increases challenged or invalidated.

4. Section 21 Evictions Are Gone

This is the change that will have the most significant practical impact for landlords.

From 1 May 2026, you can no longer serve a Section 21 notice, even if your current tenancy agreement states that you can. The no-fault eviction route is being removed entirely.

To end a tenancy, you will now need a valid legal reason, known as a ground for possession. The main grounds available to you include:

• Your tenant has not paid their rent on time
• Your tenant, someone living with them, or a visitor has committed antisocial behaviour in or near the property
• Your tenant, or someone living with them, is not caring for the property properly
• The tenancy was connected to the tenant’s employment, or was for temporary or supported accommodation
• You intend to sell the property
• You or a close family member needs to move into the property

Two of those grounds, selling the property, and moving yourself or a family member in, cannot be used in the first 12 months of a tenancy. This is worth factoring into any new letting decisions you make.

5. How to Serve Notice Correctly

To end a tenancy under one of the grounds above, you must serve your tenant with a Section 8 notice. This notice must clearly state the legal ground or grounds you are relying on, and specify the date by which you are asking the tenant to vacate.

The required notice period will vary depending on which ground you are using.

If your tenant has not left by the time the notice period expires, you will need to apply to court for a possession order, and provide evidence that your ground for possession is valid. Your tenant will also have the opportunity to put their case forward at that hearing.

It is strongly recommended that you take professional advice before serving a Section 8 notice to make sure it is correctly issued. An incorrectly served notice can delay the process significantly.

6. If You Have Already Served a Notice Before 1 May 2026

If you have served, or are in the process of serving, a Section 21 or Section 8 notice before 1 May 2026, the previous rules may still apply to your case. This is a legally nuanced area and we would strongly recommend seeking independent legal advice if this affects you.

7. Your Obligations if There Is No Written Tenancy Agreement

If you have a tenant with no written tenancy agreement or no written record of the tenancy terms, you are required by law to provide them with certain written information about their tenancy on or before 31 May 2026.

If you are unsure whether you have met this obligation, speak to our lettings team as soon as possible.

8. A Note on Student Lets

If you let to full-time students, you may still be able to use Ground 4A to recover the property at the end of the academic year. To do so, you must give your tenant 4 months’ notice, with that notice period ending between 1 June and 30 September.

Critically, you can only use this ground if you have previously provided your tenant with written notice that you may use it. In most cases, this written notice must be given by 31 May 2026. If you intend to recover a student property at the end of the 2025/26 academic year, you can serve a notice seeking possession between 1 May and 30 July 2026, with at least 2 months’ notice.

If you have not already issued that written notice to your student tenants, contact us today.

What These Changes Mean in Practice

The Renters’ Rights Act shifts the balance of the landlord-tenant relationship in a meaningful way. Longer-term tenancies, greater procedural requirements around rent increases and possession, and the removal of the Section 21 route all mean that getting the details right from the outset matters more than ever.

The good news is that for landlords who manage their properties well, maintain positive tenant relationships, and stay on top of their legal obligations, the core of what you do does not change. The Act is designed to protect good tenants from poor practice, not to prevent landlords from running their properties professionally.

Have Questions About Your Portfolio?

Our lettings team has been helping landlords navigate tenancy law across Shrewsbury and Shropshire for over 40 years. Whether you have questions about how these changes affect a specific tenancy, need to review your current agreements, or simply want a conversation about what to expect, we are here to help.

 01743 248 351 

 info@zjandb.com 

 www.zjandb.com

Disclaimer: This blog is intended as a general summary only. It does not constitute legal advice. For advice specific to your circumstances, please seek independent legal guidance or visit GOV.UK.