From 1 May 2026, major changes to residential lease law will come into force in England as part of the Renters Rights Act. These reforms represent one of the most significant shifts in the private rented sector in many years and will affect both landlords and tenants.
Understanding the changes early is essential to avoid confusion, disputes, or unintended non-compliance.
An end to Section 21 evictions
One of the most widely discussed changes is the abolition of Section 21 “no-fault” evictions.
Currently, Section 21 allows landlords to regain possession of a property without giving a specific reason, provided the correct process is followed. From May 2026, this will no longer be possible.
Landlords will instead need to rely on specific statutory grounds to recover possession, such as rent arrears or breaches of tenancy. This places greater emphasis on proper documentation, clear communication, and early legal advice.
For tenants, this change offers increased security and reassurance that they cannot be asked to leave their home without a valid reason.
All tenancies will become rolling tenancies
Another key reform is the move away from fixed-term tenancies.
Under the new rules:
All residential tenancies will be rolling (periodic) tenancies
There will be no fixed end date
Tenancies will continue unless ended lawfully by either party
This change is designed to provide tenants with greater stability, while still allowing landlords to regain possession where legitimate grounds exist.
However, this also means landlords will need to review how they manage their properties, serve notices, and plan for changes in occupancy.
What does this mean in practice?
While the intention of the Renters Rights Act is to create a fairer and more balanced rental sector, the practical impact will vary depending on individual circumstances.
Landlords should:
Review existing tenancy agreements
Ensure compliance with current and upcoming regulations
Seek advice before attempting to regain possession
Tenants should:
Understand their new rights and responsibilities
Seek advice if they are unsure about notices or tenancy changes
How Marlborough Law can help
At Marlborough Law, we provide clear, practical advice to landlords and tenants across West Berkshire and the surrounding areas.
We pride ourselves on being a local, approachable firm, focused on resolving matters sensibly and, wherever possible, without unnecessary conflict. Our aim is always to help clients understand their position and move forward with confidence.
If you would like to discuss how the Renters Rights Act may affect you, please contact our team to see how we can help.
