We are writing to inform you of the important changes ahead under the Renters’ Rights Act and how Cobb Farr is able to help you to navigate these and remain compliant.
There is a lot of information to take in so to make this manageable, we will be sending communications to you over the coming weeks to help you feel prepared for 1st May 2026.
As always, Jo, Jenny and the team are here to help.
As many of you will be aware, the Renters’ Rights Act became law on 27th October 2025 with many of the provisions due to come into force on 1st May 2026. The key points are listed below:
1ST MAY 2026
- Abolishment of assured shorthold tenancies and section 21 notices. You will no longer be able to use Section 21 of the Housing Act 1988 to evict your tenants. Reform possession grounds will be fairer for both parties, using Section 8:
You will only be able to evict tenants when you have a specific, legally valid reason, otherwise known as a ‘possession ground’.
Possession grounds will be extended to make it easier for landlords to evict tenants when they want to sell the property, move into the property or move in members of their family. The changes will also make it easier to evict tenants who commit anti-social behaviour.
- Tenancies to be periodic from the start with tenants being able to give two months’ notice to end the tenancy at any time.
- Revised and New Section 8 Grounds for Possession (including sale of the property). The landlord has to allow their tenant to reside in the property for a minimum 12 months. The landlord has to give 4 months’ notice for the tenant to vacate. Viewings are not allowed during the 4 month notice period.
- Tenant rights to request a pet in the property which cannot be unreasonably refused.
- It will be illegal for landlords and agents to discriminate against prospective tenants in receipt of benefits or with children.
- Removal of rental bidding. An asking rent must be published and landlords and letting agents will be prohibited from asking for or accepting any bids above the rental price.
- Removal of rent increase provisions within tenancy agreements and section 13 Housing Act 1988 to be used for rent increases with a minimum of two months’ notice and can only be used once per year.
- Limitations on accepting rent in advance.
LATE 2026
- There will be the introduction of a new Private Sector Landlord Ombudsman and
- Database to be implemented from late 2026 and all Landlords are required to register.
- The implementation date for the decent homes standard and application of ‘Awaab’s Law’ to the private rented sector setting out timeframes for landlords to taken action where there are serious hazards, is yet to be confirmed but consultation is expected in either 2035 or 2037.
Cobb Farr will continue to support our Landlords’ in many ways.
Cobb Farr will structure their fees differently to help landlords whose tenants may leave within the first 6 months of their tenancy, appreciating the potential increased cost implications for Landlords. A fee structure will be sent in due course.
Cobb Farr will provide self-managing Landlords with the standard terms to send to their tenants which will keep our landlords compliant under the new bill. This way their tenants will understand the new terms of their contract.
For those Landlords who utilise Cobb Farr’s full management service, Cobb Farr will ensure that tenants are sent these terms and acknowledge receipt of such.
As Rent increases are to be made via Section 13, Cobb Farr can provide all Landlords with a full comparable review letter as evidence to the research behind a proposed rent increase. This is required should tenants not accept the increase and make a challenge via the First Tier Tribunal. The comparable letter can be used in your submission to the First Tier Tribunal. There will be a charge for this service.
At this point in time, Cobb Farr would suggest that all Landlords who have not reviewed the rent level in the last 12 months do so now in order to provide the appropriate notice period to the tenants prior to the change on 1st May 2026.
Cobb Farr can complete Section 13 rent increase on behalf of their Landlords ensuring that the notice is completed correctly ensuring Landlords remain compliant. There will be a charge for this service.
Cobb Farr will offer Rent Protection Insurance and Legal Expenses cover through our affiliate link with Rightmove. This will provide Landlords the assurance that rent will be paid should a tenant default with legal expenses covered should eviction be needed. We will forward more information and costings as soon as we have them.
Contact Jenny or Jo with any questions.
