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At Sarah Mains Residential, we have always believed that our industry is primarily about people. Whether you are a professional landlord with a large portfolio or a tenant looking for your next home, our priority is to ensure you feel supported and ahead of the field.
We are now officially 100 days away from 1st May 2026, the date the Renters’ Rights Act officially comes into force. This is the most significant change to the private rented sector in over thirty years. While such a shift can feel daunting, we view it as an opportunity to raise standards across the industry and create a more stable, professional market for everyone.
Phase One: What Happens on 1st May?
The Government has confirmed a "single stage" implementation for the core reforms. This means that from 1st May, the old rules for Assured Shorthold Tenancies (ASTs) are replaced by a new, simpler system of Assured Periodic Tenancies.
1. A New Way of Ending Tenancies
The most talked about change is the abolition of Section 21 "no fault" evictions. Moving forward, a landlord can only seek possession of their property using the Section 8 route, which requires a specific legal reason.
While this sounds like a loss of control, the Government has strengthened the Section 8 grounds to ensure landlords can still manage their investments effectively. Legitimate reasons for possession now include:
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Moving In: If you or a close family member need the property as a main home.
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Selling Up: If you have a genuine intention to sell the property.
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Arrears and Anti-Social Behaviour: Stronger, more evidence based grounds are being introduced to deal with tenants who breach their agreements.
Please note that for "no fault" grounds like selling or moving in, you cannot serve notice within the first 12 months of the tenancy, and a four month notice period will apply.
2. The Shift to Periodic Tenancies
Fixed term tenancies are being abolished for all new and existing agreements. From 1st May, all tenancies will run on a rolling monthly basis with no end date.
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For Landlords: This places a greater emphasis on robust tenant vetting. By choosing the right tenant from the start, you reduce churn and avoid unnecessary costs.
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For Tenants: You gain more flexibility. If your circumstances change, you can end your tenancy at any time by giving two months' notice.
3. Fairer Rent Reviews and No More Bidding
The Act introduces much more transparency around money. "Rental bidding" is now officially banned, meaning we cannot seek or accept any offers above the advertised monthly rent.
Rent increases are also becoming more structured. Landlords can only increase the rent once a year using the Section 13 procedure, which requires two months' notice to the tenant. This move encourages sensible, market aligned rent setting and helps reduce disputes.
4. Mandatory Documentation and Compliance
From 1st May, every new tenancy must be preceded by a Written Statement of Terms. This is a legal requirement that sets out mandatory information such as landlord details, safety obligations, and the tenant’s rights regarding pets and disability adaptations.
Failing to provide this statement is a serious breach. Local authorities will have the power to issue civil penalties of up to £7,000 for most offences, and up to £40,000 for repeated failures.
Our Role as Your Partner
As we move toward this new era of renting, the "Sarah Mains way" remains unchanged. We do not just wait for the phone to ring. We are already updating our tenancy agreements, refining our vetting processes, and preparing to handle the automatic transition of all existing tenancies.
For our landlords, we act as your buffer and your expert guide, ensuring your property remains a compliant and high performing investment. For our tenants, we are here to provide clear communication and the security you need to feel truly at home.
The Future Roadmap
Phase One is just the beginning. Later in 2026 and into 2027, we expect to see Phase Two, which will introduce:
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A National PRS Database: A central register for all landlords and properties.
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The Landlord Ombudsman: A new mandatory redress scheme to help resolve disputes quickly and fairly.
We are here to help
Change can be complex, but it does not have to be stressful. We have the expertise to steer you around the pitfalls and ensure you stay protected.
Have questions about the new possession grounds or the Written Statement of Terms? Whether you are a landlord or a tenant, we would love to hear from you. Please give our team a call to discuss how these changes affect you.
The Sarah Mains Team
