The rental landscape will soon be changing. As of 1st May 2026, Phase 1 of the Renters Rights Act officially comes into force.

We’ve broken down the 5 key changes coming with the implementation of Phase 1. 

End of Fixed Term

1. All tenancies will automatically become periodic tenancies with the exception of some including company lets and protected tenancies.
2. Tenants will now be able to provide 2 months notice to their Landlord at any stage of their tenancy.

 End of Section 21 evictions

1. Any Section 21 notice served before 1st may 2026 will remain valid up until its expiry date. However, from 1st May 2026, all evictions must be under the newly formed Section 8 ground. 
2. Landlords using the Section 8 grounds will have the ability to evict the tenant if they wish to sell, move in themselves or if the tenant is in serious arrears. 

Removal of bidding wars 

1. The listing price will now remain final. No landlord or agent will be allowed to accept anything higher than the listed price. 
2. Landlords and agents can no longer ask for large rent upfront payments. Instead, the maximum amount is now capped at one month's rent. 

Changes to rent increases

1. Rent increases must now be served using the Section 13 template, only. The notice period is two months. 
2. If the tenant feels as though the increase is unfair they are able to challenge the increase via the first tier tribunal. 

Pets and discrimination

1. Tenants will have a legal right to request a pet. Landlords will be able to decline the request, given the reasoning is just and deemed reasonable. 
2. It is now officially illegal to have ‘No DSS’ or ‘No Children’ listed on adverts. Referencing of tenants must now be based on affordability and references, not social status or source of income. 

What happens next? 

If you're already a client of Ultralets, no need to worry, the team is modifying systems, updating records and getting ready for 1st May. We’ll handle the implementation for you and serve the information sheet once the time comes. 

Phase 2 of the Renters’ Rights Act is expected late 2026, an overview of this will be released in due course. If you are an Ultralets client already, we’ll keep you updated with any information via your monthly statement.

If you have any questions on The Renters’ Rights Act or you would like Ultralets to manage your portfolio to enable a smooth transition once the Act is implemented, contact our Client Manger, Jake on 01482 562 562 or email him jake.astill@ultralets.co.uk.