Change to the Rental Sector from 1 May 2026: What Landlords Need to Know

The Renters Rights Act abolished Assured Shorthold Tenancies (ASTs) from 1 May 2026 and introduced Assured Periodic Tenancies (APTs) in their place. This includes all existing ASTs which were agreed prior to 1 May. For landlords, these changes carry new risks that require careful property management.  

With ASTs, landlords could rely on Section 21 "no-fault" evictions to regain possession after a fixed term, but APTs are more stringent. Now Landlords must prove a valid legal ground, such as moving into the property or selling it, however these grounds cannot be relied upon in the first 12 months of a tenancy.

Other rules inhibit a landlord’s ability to increase rents, this being limited to once a year and in line with Market Rent. Tenants have a right to third party determination at First Tier Tribunal if they wish to contest the increase. 

For property investors, this means less flexibility and extended timelines if vacant possession or rent increases are required. At Graves Jenkins, we advise landlords to review their portfolios and tenancy agreements in light of these changes. Understanding the new legislation is essential to successful property management.