As January draws to a close, landlords throughout England are facing a pressing deadline. With just over 100 days until 1 May 2026, the Renters’ Rights Act will introduce the most significant changes to the private rented sector in a generation, reshaping how tenancies are managed, ended and regulated.

This is no longer a future consideration. For landlords, the period between now and spring is the critical preparation window. Those who act early will protect their income, reduce risk and maintain strong tenant relationships. Those who delay may face disruption, enforcement action and unexpected costs.

Why the next 100 days matter

The Renters’ Rights Act is designed to rebalance the relationship between landlords and tenants, placing greater emphasis on fairness, transparency, and property standards. While many professional landlords already operate at or above the new expectations, the Act formalises these standards and introduces stricter oversight.

Insights reflected across the industry show that tenant demand remains strong, but expectations are rising. Well-managed, compliant homes are letting quickly, while those with unresolved issues are facing longer voids and increased scrutiny.

The end of ‘no-fault’ evictions

One of the most headline-grabbing reforms is the abolition of Section 21 ‘no-fault’ evictions. From May 2026, landlords will need to rely on strengthened and redefined possession grounds, meaning documentation, communication and process will matter more than ever.

This places greater importance on:

•       Clear tenancy agreements
  
  
•       Robust record-keeping
  
  
•       Proactive property management

Landlords who have historically relied on informal arrangements or delayed paperwork will need to tighten systems quickly to avoid complications later.

Rental bidding bans and pricing transparency

The Act also introduces a ban on rental bidding wars, requiring advertised rents to be realistic, transparent and defensible. While this limits upward pressure during high-demand periods, it also reduces fall-throughs and disputes, creating a more stable lettings process.

Accurate market pricing, supported by local data, will become essential. Overpricing can lead to enforcement issues, while underpricing impacts yield. This is where professional valuation and ongoing rent reviews play a vital role.

Higher standards and ongoing accountability

Minimum standards around property condition, repairs and responsiveness are being strengthened. Landlords will be expected to address issues promptly and maintain homes to a consistent standard throughout the tenancy, not just at move-in.

Industry commentary highlighted by Property Industry Eye suggests that enforcement is likely to increase, particularly against landlords with multiple properties or repeat complaints. For portfolio landlords, this means consistency across all homes is key.

What landlords should be reviewing now

As the May deadline approaches, landlords should already be auditing their portfolios. This includes reviewing tenancy agreements, compliance documentation, property condition, rent-setting strategy and management processes. Any gaps identified now are far easier and cheaper to resolve before the Act comes into force.

The most resilient portfolios in 2026 will be those that are professionally managed, accurately priced and fully aligned with the new regulatory framework.

A compliance-led approach protects long-term returns

While the Renters’ Rights Act introduces change, it also rewards good practice. Properties that are compliant, well maintained and professionally overseen are likely to attract longer tenancies, fewer disputes and more reliable rental income.

Landlords who view compliance as a strategic advantage rather than a burden, will be best placed to navigate the evolving market and protect asset value over the long term.

What to do next

With the countdown now underway, early action is essential.

Speak with a local lettings expert about managed services that can safeguard compliance and reduce day-to-day risk.

As January closes, one message is clear: May 2026 is approaching fast. Taking decisive steps now will ensure your portfolio is not just compliant but positioned to thrive under the new rules.

Book a landlord compliance review to identify any gaps ahead of the May 2026 deadline.