Renters’ Rights Act May 2026: FAQ for Landlords

February 12, 2026 9:32 am

With the Renters’ Rights Act coming into force from 1^st May 2026, it’s essential for landlords to know how these reforms will affect possession notices, rent increases, licensing and property standards.

Below, we answer the most common questions landlords have to help you prepare.

Can I serve a possession notice without valid legal grounds?

No. From 1st May, landlords must rely on recognised legal grounds when serving possession notices. Evicting tenants without following the proper court procedure can result in invalid notices or legal disputes.

Action step: Always check that your possession notice complies with the latest legislation. Professional guidance can help ensure notices are valid.

Am I allowed to accept offers above the advertised rent?

No. The new rules ban rental bidding wars, including informal offers above the advertised rent. Landlords must stick to the advertised price and cannot ask tenants for extra payments.

Action step: Review your property adverts and tenancy agreements to make sure they reflect the correct rent. Avoid informal negotiations.

How often can I increase rent under the new rules of the Renters’ Rights Act?

From May, rent can only be increased once every 12 months and must follow the proper legal procedure. Attempting multiple increases in a year or using informal agreements can lead to disputes or penalties.

Action step: Plan rent reviews carefully and ensure any increase is served in line with the law.

What happens if I rent without the correct licence?

Licensing enforcement is increasing, and penalties for non-compliance can be severe. Properties that require a licence — including selective, additional, or HMO licences — must have a valid, up-to-date licence.

Action step: Check your local authority’s licensing requirements and renew any licences before they expire.

Can I continue using my old tenancy templates and notices?

No. Many old templates may no longer be valid under the new law. Using outdated notices or agreements could put you at risk of non-compliance or legal challenges.

Action step: Update all tenancy agreements, notices, and other documents to comply with the latest legislation.

Do I need to act quickly on damp and mould issues?

Yes. Stricter property standards mean landlords must address issues like damp or mould promptly. Maintaining clear records of repairs and communications is also essential for compliance.

Action step: Conduct property checks, fix any problems immediately, and document all remedial actions.

What should landlords do before the Renters’ Rights Act commences, 1 May 2026?

The next few months are a critical preparation window. Landlords who take action now will be better placed when the new rules come into effect. Updating your notices, tenancy agreements, and property management processes now will help you stay compliant and avoid penalties.

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