The Renters’ Rights Act came into force on 1 May 2026. It’s the biggest shake-up to private rented sector legislation in a generation – and if you’re a landlord in Birmingham, it affects you directly, right now. This October, review current comparable evidence and your property’s condition, including heating and maintenance needs before winter.
Whether you own a student let in Selly Oak, a professional flat in Edgbaston, a family home in Kings Heath or a city centre apartment near Brindleyplace, the rules have changed. Not in six months. Today.
This guide cuts through the noise and tells you exactly what’s changed, what you need to do, and how to stay on the right side of the law.
What’s actually changed under the Renters’ Rights Act?
Let’s start with the headline changes. There are several, and they all apply immediately.
Section 21 is abolished
The so-called “no-fault eviction” route is gone. You can no longer serve a Section 21 notice to regain possession of your property without giving a legally valid reason.
If you need to end a tenancy, you’ll need to rely on Section 8 grounds – such as rent arrears, anti-social behaviour, or a genuine intention to sell or move in. The grounds have been updated and expanded, but the process is more structured than before.
Private assured tenancies are now periodic
Assured shorthold tenancies (ASTs) with fixed terms are no longer the default. Every private assured tenancy – including existing ones – has now converted to a rolling periodic tenancy.
That means no more six-month or 12-month fixed terms automatically renewing. Tenancies roll month to month from day one, with tenants able to give two months’ notice to leave at any point.
Rent increases: once a year, two months’ notice
You can still increase rent, but only once every 12 months. You must give tenants at least two months’ written notice using a Section 13 notice. Tenants can challenge any increase they consider above market rate through a tribunal.
Advance rent is capped at one month
If you’ve historically asked for two or three months’ rent upfront – particularly common in student lets around B29 – that’s no longer permitted. Advance rent is capped at one month’s rent, with no exceptions.
You must provide a government information sheet
Most existing assured tenants with written terms should have received the official Information Sheet by the end of May. New tenancies need prescribed written information about key terms; the sheet is not required at the start of every new tenancy.
What Birmingham landlords need to do right now
These aren’t changes on the horizon. They’re live. Here’s a practical checklist to work through.
Review your tenancy agreements
All existing ASTs have automatically converted to periodic tenancies. Review your agreements to understand what this means for your properties. If you’re self-managing, consider taking legal advice on your current documentation.
Update your rent increase process
If you’re planning a rent review in 2026, make sure you’re using the correct Section 13 process with the required two months’ notice. Informal rent increase letters are no longer sufficient.
Check your advance rent arrangements
If any of your tenancies – particularly in the student corridors around Selly Oak or the B15 postcode in Edgbaston – were set up with advance rent beyond one month, you need to review those arrangements carefully.
Provide the government information sheet
Check your records for the earlier Information Sheet requirement, and provide the prescribed written terms for new tenancies. Keep evidence of service; existing written agreements do not automatically need reissuing.
Prepare for Awaab’s Law
Awaab’s Law has not yet been extended to the private rented sector on the timetable described here. Its private-sector commencement is separate from the May tenancy reforms. Existing repair and hazard duties still apply: assess damp and mould promptly, act on urgent risks and maintain clear records.
Two further reforms with separate timetables
The database is planned for phased rollout from late 2026; mandatory landlord Ombudsman membership is expected in 2028.
Mandatory Landlord Ombudsman registration
Private landlords will be required to join the PRS Landlord Ombudsman when its membership requirement is introduced, expected in 2028. Prepare a clear complaints process now and monitor official guidance.
The Private Rented Sector database
A new national database of landlords and rental properties is being introduced. You’ll need to register your properties on it before letting them. Think of it as a digital landlord licence – it’s coming, and it will be enforced.
Birmingham’s enhanced enforcement powers
The Act strengthened councils’ investigatory powers from December 2025, with further enforcement changes alongside the May 2026 reforms. Check current guidance for the relevant offence and penalty.
That means local authority inspectors have stronger tools to investigate non-compliant landlords, issue civil penalties, and pursue prosecutions. Birmingham is one of the largest private rented sectors in England – with significant concentrations of rental stock in Edgbaston (B15, B16), Selly Oak (B29), Harborne (B17), and the city centre – and the council has the resource and motivation to use these powers.
Self-managing landlords who aren’t across the compliance requirements are the most exposed. The risks aren’t theoretical.
Why professionally managed landlords are better placed
The honest truth is this: landlords who work with a professional letting agent are significantly better positioned to navigate these changes than those who self-manage.
That’s not a sales pitch – it’s a practical reality. A good agent will:
- Ensure your tenancy agreements are updated and legally compliant
- Handle Section 13 rent increase notices correctly
- Keep records of all required documentation, including the government information sheet
- Monitor Awaab’s Law timelines and flag maintenance issues early
- Register with the Landlord Ombudsman on your behalf when the scheme launches
- Keep you updated as the Private Rented Sector database goes live
Whether you own one property or a large portfolio across Harborne, Moseley, Kings Heath and beyond, having expert support isn’t a luxury – it’s protection.
The student and professional market in B29 and B15
If your portfolio includes student lets near the University of Birmingham or Queen Elizabeth Hospital, or professional rentals in Edgbaston, there are specific considerations worth flagging.
The advance rent cap hits student landlords particularly hard – the practice of collecting several months upfront is now unlawful. And with periodic tenancies now the default, the traditional September-to-September academic cycle no longer has the same legal structure. Landlords in B29 and B15 need to adapt their lettings model accordingly.
A quick summary of the key changes
- Section 21 no-fault evictions: abolished from 1 May 2026
- Fixed-term ASTs: replaced by rolling periodic tenancies
- Rent increases: once per year, two months’ notice via Section 13
- Advance rent: capped at one month
- Information: verify the earlier Information Sheet requirement and provide prescribed written terms for new tenancies
- Awaab’s Law: private-sector commencement is separate and should not be presented as a live 14-day/seven-day rule
- Landlord Ombudsman: mandatory landlord membership expected in 2028
- Private Rented Sector database: compulsory landlord and property registration, coming 2026
- Birmingham City Council enforcement: enhanced powers active from 1 May 2026
Don’t navigate this alone
The Renters’ Rights Act is real, it’s live, and the compliance requirements are not optional. For landlords across Birmingham – from Harborne and Edgbaston to Selly Oak, Moseley, Bournville, Northfield, Weoley Castle, Quinton, Halesowen, Selly Park, Kings Heath and the city centre – the stakes are high and the window to get things right is now.
Hunters Harborne works with landlords across all of these areas every day. The team understands the local market, the compliance landscape, and what it takes to let your property confidently under the new rules.
Book a free valuation today and find out exactly where your property stands in the current market. Or get in touch with the Hunters Harborne team directly to talk through your portfolio and what the Renters’ Rights Act means for your specific situation.
Here to get you there.
