The main private rented sector tenancy reforms under the Renters’ Rights Act took effect on 1 May 2026.
For landlords across Birmingham, this represents a significant change to how tenancies, possession, rent increases and tenant requests are managed.
Whether you let a student HMO in Selly Oak, a professional flat in Edgbaston or a family home in Kings Heath or Moseley, understanding the new framework is now an important part of managing your property.
This guide explains the main changes, what they mean for Birmingham landlords and the practical steps to consider.
What the Renters’ Rights Act actually changed
Several important reforms took effect on 1 May 2026 and apply to relevant existing as well as new private-sector assured tenancies.
Section 21 is gone
Section 21 ‘no-fault’ evictions have been abolished for relevant private-sector assured tenancies.
Landlords can no longer use a Section 21 notice to regain possession without relying on a statutory possession ground.
Instead, landlords generally need to use the reformed Section 8 framework and establish an applicable ground.
These include grounds relating to circumstances such as a landlord genuinely intending to sell or move into the property, rent arrears and certain tenancy breaches.
Different grounds have different conditions, notice periods and evidential requirements. Some are mandatory when established, while others give the court discretion.
That makes accurate records increasingly important.
Most assured tenancies are now periodic
The vast majority of relevant private-sector assured tenancies moved to the assured periodic system on 1 May 2026.
Fixed-term assured tenancies no longer operate in the same way under the new framework.
Tenants can generally end their tenancy by providing two months’ notice.
For landlords, that means portfolio planning should allow for the possibility that a tenancy can end without waiting for a traditional fixed-term expiry date.
Existing landlords with a written tenancy agreement did not automatically need to replace it simply because the reforms took effect.
However, landlords needed to provide the prescribed government information where required.
New rent-in-advance restrictions apply
The Renters’ Rights Act also changed how rent in advance can be requested.
Landlords and agents cannot use large upfront rent requirements as a routine way of securing a tenancy.
For a tenancy where rent is paid monthly, the new framework generally prevents requiring more than one month’s rent after the tenancy agreement has been signed and before the tenancy begins.
This is particularly relevant to parts of Birmingham with large student rental markets, including Selly Oak.
Landlords should check the current rules carefully rather than relying on previous rent-in-advance practices.
Rent increases follow the revised Section 13 process
For relevant assured tenancies, rent can generally be increased only once a year through the statutory Section 13 process.
Landlords must provide at least two months’ notice using the prescribed procedure.
The proposed rent should reflect the open market.
Tenants can challenge a proposed increase at the First-tier Tribunal if they believe it exceeds the market rent.
That makes current comparable evidence particularly useful when reviewing rent.
Across Birmingham, the average private rent was £1,099 per month in August 2026, according to the ONS.
That was 3.0% higher than the £1,068 average recorded a year earlier.
However, this is a Birmingham-wide average.
A rental assessment for a property in Harborne, Edgbaston, Selly Oak or Kings Heath should consider the individual home’s size, condition, specification and competing properties rather than relying solely on the citywide figure.
Pet requests need to be considered
Tenants now have a statutory right to request permission to keep a pet.
Landlords cannot unreasonably refuse the request.
A tenant should make the request in writing, and the landlord normally has an initial 28-day period to consider it.
If further information is reasonably required, the response period can be extended in accordance with the statutory process.
A refusal should be based on the individual property, proposed pet and any relevant restrictions rather than a blanket no-pets policy.
Landlords should keep the request, supporting information and decision with their tenancy records.
Why documentation matters
With Section 21 no longer available for relevant assured tenancies, landlords relying on a Section 8 possession ground need evidence supporting their case.
Good records also help with rent reviews, repairs, deposits, complaints and pet requests.
A property file should normally include:
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Tenancy documentation.
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Deposit protection records.
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Gas safety documentation where applicable.
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Electrical safety records.
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EPC information.
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Inventory and check-in evidence.
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Inspection records.
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Repair correspondence.
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Rent records.
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Important tenant communications.
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Copies of notices served.
For landlords managing several properties across Birmingham, consistency is particularly important.
A clear chronology for each tenancy can make it easier to understand what happened and when without relying on memory.
Rent reviews that stand up to scrutiny
The revised Section 13 process makes evidence-based rent reviews increasingly important.
A postcode-wide figure or online estimate can provide useful context, but it is not a substitute for a property-specific assessment.
Two properties in the same Birmingham postcode may have different:
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Sizes.
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Conditions.
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Parking arrangements.
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Furnishing.
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Energy performance.
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Transport connections.
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Outside space.
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Specifications.
Record the comparable properties used and the reasons they are genuinely relevant.
This provides a clearer basis for communicating a proposed increase to the tenant.
The future EPC standard
The Renters’ Rights Act is not the only change landlords should be preparing for.
The government has confirmed a higher energy-efficiency standard for privately rented homes from 1 October 2030.
However, describing this simply as an EPC Band C requirement is no longer sufficiently accurate.
The future system will use reformed EPC metrics.
Properties will need to meet a primary fabric-performance standard and then either a heating-system or smart-readiness standard.
The government has also confirmed a planned £10,000 cost cap per property, with exemptions available in qualifying circumstances.
Until the higher standard applies, landlords remain subject to the current minimum energy-efficiency requirements.
Planning energy improvements
Birmingham has a wide variety of housing stock, including older Victorian and Edwardian properties alongside newer homes.
The appropriate energy improvements therefore depend on the individual building.
Potential measures can include:
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Loft insulation.
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Appropriate wall insulation.
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Improved glazing.
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Heating controls.
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Low-carbon heating where suitable.
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Ventilation improvements.
Landlords should not assume that every measure recommended for one property will be suitable for another.
Before undertaking significant work, consider the building’s condition, moisture, ventilation and construction.
The Boiler Upgrade Scheme currently provides support for eligible low-carbon heating installations, but landlords should confirm current eligibility before including grant funding in their plans.
Repairs and inspections still matter
The Renters’ Rights Act does not replace existing repair and safety responsibilities.
Landlords should continue to provide tenants with a clear way of reporting problems and keep appropriate records of repairs and maintenance.
Inspection records should distinguish between fair wear and tear, defects and actual damage.
Where access is required, landlords should provide the appropriate notice and arrange a reasonable time unless there is a genuine emergency.
A repair record should show when the issue was reported, what action was taken and when the work was completed.
Advertising and applicant handling
The reforms also changed parts of the letting process.
Rental bidding has been banned.
Landlords and agents must not unlawfully discriminate against applicants because they have children or receive benefits.
Affordability and referencing checks can still be carried out, but they should be applied consistently.
Marketing should use a clear advertised rent rather than encouraging applicants to compete by offering more.
Preparing for later Renters’ Rights Act phases
Not every measure in the Act became universally mandatory on 1 May 2026.
The Private Rented Sector Database is being introduced through a later regional rollout beginning from late 2026.
The Landlord Ombudsman follows later in the implementation programme, with mandatory membership expected around 2028.
Landlords can prepare by making sure their property records, ownership details and compliance documents are organised.
However, these later requirements should not be described as universally mandatory until the relevant rollout or commencement provisions apply.
A practical compliance review
A regular compliance review can help landlords identify problems before they become urgent.
Check:
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Tenancy status.
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Information supplied to the tenant.
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Rent-review dates.
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Deposit records.
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Safety certificate expiry dates.
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Outstanding repairs.
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Inspection actions.
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Pet requests.
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Tenant correspondence.
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Current prescribed forms.
For a portfolio across Harborne, Edgbaston and wider Birmingham, a central register can help track deadlines and responsibilities.
The underlying evidence should still be retained within the individual property file.
Keep the Birmingham market in perspective
Birmingham’s rental market continues to change.
ONS figures show that average private rent reached £1,099 per month in August 2026, representing annual growth of 3.0%.
Average rents by bedroom number were:
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One bedroom: £830.
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Two bedrooms: £1,003.
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Three bedrooms: £1,134.
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Four or more bedrooms: £1,578.
By property type, average rents included £919 for flats and maisonettes, £1,095 for terraced properties, £1,151 for semi-detached properties and £1,434 for detached homes.
These figures provide useful Birmingham-wide context, but they should not be treated as guaranteed rents for an individual property.
Harborne, Edgbaston, Selly Oak, Moseley and Kings Heath contain different property types and tenant markets.
A professional rental assessment should therefore consider the individual property and current comparable evidence.
What Birmingham landlords should do now
The changes introduced in May 2026 make accurate processes and good record-keeping increasingly important.
Landlords should:
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Confirm the status of each tenancy.
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Check that required information has been supplied.
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Use the correct Section 13 process for rent increases.
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Respond properly to written pet requests.
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Use Section 8 only where an appropriate ground and evidence support possession.
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Review rent-in-advance procedures.
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Remove rental bidding from applicant processes.
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Keep safety and repair records current.
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Begin planning sensibly for the future energy-efficiency standard.
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Monitor later Renters’ Rights Act implementation through GOV.UK.
How Hunters Harborne can help
For landlords managing property in Harborne, Edgbaston and across Birmingham, the new framework can mean reviewing both documentation and day-to-day management processes.
Hunters Harborne works with landlords across the local rental market.
The team can discuss your property’s current rental position, management requirements and the practical implications of the Renters’ Rights Act.
Take action today
If you haven’t reviewed your Birmingham rental since the May 2026 reforms took effect, now is a sensible time to check your tenancy records, compliance position and current rental value.
Book a free rental review to get a current property-specific assessment.
You can also get in touch with the Hunters Harborne team to discuss your property or portfolio.
Here to get you there.
