New Year, New You, New Legislation. What the Renters Rights act means for tenants and landlords.

It's the dawn of a new year -- at this point, it's expected to have broke at least two New Year resolutions; it's an inevitability. If you're a homeowner, one resolution that you absolutely must stick to is keeping your property legally compliant. This new year, the Government's got some changes of their own that they're going to put in place in May 2026: the Renters Right Act.

What is the Renters Rights Act 2026?

It's a complete reformation of how rental agreements work, and the terms that tenants and landlords must adhere to. Say goodbye to fixed terms, rent upfront, and section 21's, and hello to new notice periods, considerations for pets and landlord ombudsman.

On paper, some of these might sound simple, but in execution they're colossal and confusing, and you. need. to. know. them.

You can find out handy Renters Rights Guide on the Northampton Property Blog. But for those looking for a quick breakdown of the most important points, this blog post is dedicated to you!

No more Fixed Terms.

All tenancies, even ongoing ones, will be converting to periodic, rolling with no fixed end date month-to-month.*

*With some exceptions, such as when the tenancy has a fixed term of over 21 years  or the rent is more than £100,000 a year

What this means for tenants:

More flexibility with moving when you need to -- is something coming up, meaning you have to move soon? Now you have that opportunity!

What this means for Landlords:

Potentially a quicker turnaround in tenants, depending on the type of property or its condition. Does this mean the length of every tenancy will shrink? No, absolutely not. If anything, people may find more comfort in knowing there's no set deadline approaching, and can fully embracing making the house their home.

Notice Period Extension.

To help counteract these looser tenancy terms, the length of notice tenants must legally provide has been extended from one month to two months.

So even in a situation when a tenant suddenly gives notice, Landlords now have more time to market their properties & prepare it for a new tenancy.

What this means for Tenants:

Tenants will have more time to get their ducks in a row before moving out of a property. This means they have more time to prepare, but also that they need to plan for the future slightly more in advance than they need to currently.

What this means for Landlords: 

Landlords will have more time to prepare for marketing a property. No longer will a notice come striking you at a bad time, leaving you few moments to put the property on the market, find a new tenant, and get everything prepared for the changeover. Now, you'll have more time to relax before a void period, and a larger confirmed period of income.

Find an applicant that fails their references? You'll feel less stuck for options when you've got more time to work with.

Abolishment of Section 21's.

This is where things get a bit more complicated. Currently, Section 21's, AKA "no fault evictions," act just as the name sounds -- a notice that doesn't need an explicit purpose. Well, technically it does, but it's a lot more generalised.

New eviction notices will require more evidence, longer notice periods & specific reasons behind the decision to serve notice.

This does not mean you can't evict tenants, it simply means that to do so you must ensure that you have a specific reason for doing so, and that you have evidence to back up your reasoning. For example, if you give notice so you can sell a property, you must show proof that the property is up for sale. Or, say that selling doesn't work out and you want to re-let it, you will not be allowed to remarket the property for rent for 12 months after the previous tenants vacate.

Additionally, in most circumstances, tenants will be protected for 12 months before you can give them notice to vacate. The exception being cases of unpaid rent, damage to the property, illegal activity, etc

What this means for Tenants:

Less fear over seemingly random evictions. You might be nervous about the lack of protection a fixed term brings, but knowing that you likely won't be evicted for at least 1 year, should offer some solace. Also, it means Landlords will be less incentivised to serve notice, unless they're already firmly set on their plans. No going back and forth, and no "uhm" and "ahs," about your home.

What this means for Landlords: 

You still have every right to serve a tenant notice if they are causing problems. If you're a landlord who follows the law and acts with intention, then very little will change, aside from things perhaps taking an extra month or two.

This will mainly stop rouge landlords who evict tenants to raise the rent, or lie and claim they are selling a property, when in actuality they just want to remove the tenants.

But it also means that evidence is key. You need to keep an accurate record of everything -- one wrong step could cost you much more harshly. That's why getting a solicitor or an estate agent to help is the best course of action.

Pets must be considered.

Many people hear of this change and are in two camps; either, "Oh no, pets everywhere!" or "Oh boy, pets everywhere!" But the truth is it's not so cut and dry.

Tenants can't go getting animals without explicit permission from the owner, just as it is now. The only difference will be that the Landlord must give an explicit reason to say why they will not allow pets. This can include: another tenant is allergic, the superior landlord does not allow it (such as in a flats), or too many pets are crowded into a small space.

Additionally, Landlords cannot charge a "pet rent" and ask for an increased price simply because a tenant has a feline friend.

What this means for Tenants:

Don't go assuming this means you can turn your home into a hotel for dogs. You must still ask and be given permission for a pet. If a Landlord refuses, without a suitable reason, that is when you can challenge the decision.

What this means for Landlords: 

Don't worry, it's not as scary as it sounds. Tenants still must have a reasonable amount of pets, must still keep the property clean, and must still get permission for their pet. If you're a landlord of a flat, you may especially worry about pets, but if the leasehold agreement explicitly says no pets, you have a sufficient reason why to reject them.

For Landlords of other types of properties, consider the benefits of pets. A companion keeps tenants happy and thus more likely to remain in the property for a longer term. The more comfortable they are, the more inclined they are to stay and pay their rent.

More Changes With Renters Rights 2026.

There are a bountiful amount of changes being implemented this year -- what we've just covered today is only the iceberg; there's a whole underbelly of legal changes, new systems, and the wider ripples these changes will make are something we can only predict at this time.

Uncertainty certainly is the name of the game at this time, but you don't have to be scared or go into it alone. Keep yourself protect with rental insurance, keep up with compliance, and even get in touch with a local agent for advice, support and the services they offer.

In Northwood Northampton's case, our Guaranteed Rent service is a fantastic way for Landlords who are overwhelmed by these changes to take a more lax approach -- let us do the heavy lifting for you and get your properties into a compliant state.

Guaranteed Rent in Northampton

Ensuring you are as prepared as you can be for a worst-case scenario is critical. Don't leave yourself open to be taken advantage of.

Make sure you are as prepared as possible by watching our other Renters Rights Bill Guides.

Contact Northwood Northampton Estate Agents for advice on the Renters Rights bill in Northampton.

Northampton@northwooduk.com / JasonWells@Northwooduk.com 

01604 607080

Jason Wells is Branch Manager at Northwood Northampton. With over 15 years’ experience in the local property market, Jason specialises in helping landlords competitively price their properties reduce risk,