If you’re a landlord in Bishopsworth – or anywhere in England – 2026 marks the biggest change to rental legislation in decades.
The Renters’ Rights Act has now passed into law. This means landlords will need to adapt how they let and manage property – particularly when it comes to ending tenancies, proving compliance, and handling disputes.
In this plain English guide, we’ll walk you through:
- What the Renters’ Rights Act actually is
- The key changes happening in 2026
- What you need to do next to stay compliant
- How to continue letting successfully
What is the Renters’ Rights Act?
The Renters’ Rights Act is a new piece of legislation introduced by the UK Government. It’s designed to improve the rental experience for tenants, while also holding landlords to a higher standard of accountability.
The Act:
- Aims to give renters more security
- Replaces outdated systems with simpler, fairer ones
- Introduces digital tools to track compliance
- Helps councils deal with unsafe or poor-quality homes
In short, it’s a major shift in how the rental sector works and you’ll likely need to update how you manage your property.
Why is it happening now?
The Government wants to modernise the private rented sector. With more people renting long-term, housing law needs to reflect today’s market not the one from 30 years ago.
The Renters’ Rights Bill is designed to:
- Stop unfair evictions
- Make moving easier and more transparent
- Ensure every rental meets basic living standards
- Help tenants hold landlords accountable
- Give good landlords a clear and fair framework to follow
What are the main changes for landlords in 2026?
Let’s break down the headline changes in a way that’s easy to understand.
1. Section 21 is being abolished
What this means:
You’ll no longer be able to evict tenants without giving a reason.
Why it matters:
Until now, Section 21 has allowed landlords to end a tenancy with two months’ notice, without needing to provide a cause. This has been criticised as unfair, especially for long-term tenants.
From 2026, you must give a valid reason, such as:
- Wanting to sell the property
- Needing it for a family member
- The tenant breaching their agreement
What you need to do:
If you rely on Section 21 for flexibility, it’s time to plan differently. Get familiar with the new “reasonable grounds” system and seek advice if you’re unsure how this affects your tenancy planning.
2. All tenancies will become periodic (rolling)
What this means:
Fixed-term tenancies (e.g. 12 months) will no longer exist. All tenancies will automatically be rolling contracts with no end date.
Why it matters:
Tenants can now give two months’ notice at any time. This creates more flexibility for them, but it could mean less predictability for landlords.
What you need to do:
- Adjust how you manage your calendar – tenants could leave at quieter times of year
- Consider how this affects your cash flow and marketing plans
- Use property management support to reduce the risk of long voids
3. A new National Property Portal will go live
What this means:
You must register every rental property on a new government-run digital portal. This will hold all legal documents for your let, including:
- EPC
- Gas Safety Certificate
- Electrical Safety Report (EICR)
- Deposit protection info
- Property licence (if required)
Why it matters:
This creates a digital trail of your compliance. Tenants, letting agents and councils will be able to check your records. If you haven’t uploaded something, you could be flagged as non-compliant – even if it’s an honest mistake.
What you need to do:
- Start preparing your documents now
- Make sure all your certificates are up to date
- Use a letting agent who can manage the uploads for you
4. Landlords must meet new property condition rules
What this means:
Your property must meet minimum standards of repair, insulation and safety. This builds on the existing Fitness for Human Habitation (FFHH) rules.
Why it matters:
If a tenant complains about poor conditions (like damp, cold or broken appliances), the council has stronger powers to step in.
You’ll also be expected to respond to repairs faster – and keep evidence of any work carried out.
What you need to do:
- Book a property inspection if you haven’t done one recently
- Address any signs of damp, mould, or poor heating
- Keep photos and receipts of repairs
5. Landlords must join an official ombudsman scheme
What this means:
If there’s a dispute between you and your tenant, they can raise it with an independent ombudsman.
Why it matters:
This creates a free, non-court-based process for resolving complaints. The ombudsman can order landlords to:
- Apologise
- Pay compensation
- Carry out repairs
- Improve practices
What you need to do:
You’ll be required to join a recognised ombudsman scheme once the system is in place. If you use a fully managed service, your letting agent will do this for you.
How will these changes affect everyday landlords?
For some, these changes feel like a lot. But for well-prepared landlords – and those who use professional management – the impact should be minimal.
Here’s what will likely change for you:
- You’ll spend more time on admin if you self-manage
- You’ll need to keep all paperwork up to date and digital
- You can’t rely on fixed end dates or blanket evictions
- You’ll need to stay ahead of maintenance to avoid complaints
But you’ll also benefit from:
- A clearer, more modern framework for letting
- Better tenant relationships built on trust
- Stronger long-term yields as tenants stay longer in well-managed homes
Will rents go down or up because of the Bill?
There’s no official cap on rent in the new law. But some landlords may raise rents more carefully, as eviction routes tighten.
What we’re seeing locally in Bishopsworth is this:
- Tenants are happy to pay more for homes that are compliant, warm, and well managed
- Rents remain strong, especially for 2–3 bed homes with gardens and good EPC ratings
- Void periods are still short when landlords stay on top of maintenance and marketing
What happens if I don’t comply?
Local councils will have more power to:
- Issue civil penalties and fines (up to £30,000 in serious cases)
- Ban non-compliant landlords from letting
- Support tenants in making official complaints
That means the risk of being caught out is much higher, especially with digital checks becoming the norm.
The best way to avoid this? Use a professional letting agent who can manage compliance for you – and respond quickly if anything goes wrong.
What if I’m already letting a property?
If you already have tenants, your agreement will automatically convert into a rolling tenancy. You’ll still need to:
- Register your property on the portal
- Meet all the updated safety and repair standards
- Join an ombudsman scheme
- Provide updated documents when requested
Your existing tenant won’t need to sign a new agreement – but you’ll still need to follow the new rules.
How can Hunters Bishopsworth help?
We’ve supported hundreds of landlords through changing legislation, and we’re here to do the same now.
As your local experts, we can:
- Carry out a property health check
- Manage all documentation and uploads
- Handle repairs, renewals and compliance
- Advise on how to keep tenants happy – and protect your income
If you want to let with confidence, our Fully Managed service takes care of everything.
Final thoughts: Landlord law is changing – but you don’t have to face it alone
The Renters’ Rights Bill is a big moment for landlords – but it’s not all bad news. The focus is on fairness, clarity, and standards – and those who manage their lets properly will continue to do well.
Whether you need help understanding the changes or just want someone to take care of it all, we’re here to guide you through.
Book your free valuation today with us
Let’s review your property, get you up to date, and make sure you’re ready for 2026 and beyond. Visit us
