How Reeds Rains Letting Agents are supporting our landlords through the Renters’ Rights Act
The Renters’ Rights Act brings important changes for landlords and letting agents in England from 1 May 2026. At Reeds Rains, we help landlords understand what the changes mean in practice, stay compliant and manage their properties with confidence.
Main changes letting agents need to know
- Periodic tenancies: From 1 May 2026, most existing assured shorthold tenancies become assured periodic tenancies, and any new private tenancy agreed on or after that date is periodic from the outset.
- Section 21: Section 21 no-fault evictions end from 1 May 2026, so agents can no longer rely on that route and must make sure landlords use a valid legal ground where possession is required.
- Possession process: Where possession is needed, agents must support landlords through the correct legal process, using the right notice, paperwork and evidence for the relevant ground for possession.
- Rent increases: Rent can usually only be increased once in any 12-month period, with the correct notice and process, so agents need to manage rent reviews carefully and in line with market evidence.
- Rent in advance: Agents must not ask for, encourage or accept rent in advance before the tenancy agreement is signed, and once signed they can usually only request up to 1 month’s rent in advance.
- Pets: Tenants now have the right to ask to keep a pet, so agents need a clear process for handling requests and communicating decisions properly on behalf of landlords.
- Discrimination: Letting agents must not refuse applicants simply because they receive benefits or have children, and must continue to follow fair, lawful and non-discriminatory letting practices.
- Rental bidding: Agents cannot invite, encourage or accept offers above the advertised rent, which means listings, negotiations and applicant communications must all be handled transparently.
- Later-phase reforms: Agents should also be aware that some wider reforms, including the PRS Database, Landlord Ombudsman and Decent Homes Standard for the PRS, are being introduced later rather than as part of the 1 May 2026 changes.
How these changes benefit you, the landlords
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
More Stability
More Transparency
Better Living Conditions
Stronger Legal Protections
To stay informed about your rights, check out these related guides
Enhanced Protection against discrimination for Tenants
Renters' Rights Act FAQs
At Reeds Rains, we are committed to helping landlords navigate these changes with confidence.
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Exchange of contracts is the point at which you are legally bound to buy the house and nobody can back out of the transaction.
This will depend on your individual circumstances. We would recommend that you see a mortgage adviser who can help you work out how much could afford each month for your mortgage and any associated insurance costs.
There are a number of costs to consider when buying a property such as mortgage fees, broker fees, surveys, conveyancing, removal charges, etc.
When you buy a residential property in England and Northern Ireland over a certain price you have to pay Stamp Duty Land Tax (SDLT). The cost of stamp duty will vary depending on the price of your chosen property and your reason for buying it.
There are currently reduced rates on Stamp Duty depending on the price of the property. Find out more about the Stamp Duty Land Tax and the Stamp Duty Holiday.
You could look at recently sold, comparable property in the local area to get a feel of what property is generally selling for. Speak with the team in your local Reeds Rains branch for their opinion on your offer, and whether they believe it will be successful. They will have an idea of what the seller of the property will accept.
Approximately 95% of home movers start their property search online due to its convenience. You can browse the widest number of potential properties available in your chosen location, on your chosen device from the comfort of your armchair. On the Reeds Rains website you can you save your searches and receive email alerts of new properties - so why not register with us today?
No. You are not legally bound to buy a property in the UK until you exchange contracts, usually at the end of the sale. However, your financial adviser will be able to talk you through when your offer becomes legally binding as there are some exceptions.
There are three main types of survey which are explained in a brochure produced by our sister company, e.surv Chartered Surveyors. The lender you choose may also request you have a survey if they think the property has structural problems.
Yes. there is a government backed Help to Buy Equity Loan schemes available in England which offer loans of 20% towards the purchase of a new build home, provided you pay 5% deposit and raise the remaining funds via a mortgage of at least 25% of the value of the property.
Whilst the recent Help to Buy Equity Loan scheme that launched in 2013, came to an end on 28th February 2021, there remains the Help to Buy Equity Loan (2021-2023) scheme which is available for purchases from April 2021, and will run until March 2023. This is only available to first time buyers.