The biggest shake-up to renting in a generation took effect on 1 May 2026. The Renters’ Rights Act is not a future problem to plan for: it applies to your tenancies right now, including every existing one. Here is what changed and what to do about it.
What changed on 1 May 2026
All assured tenancies in England, including every room-by-room HMO tenancy, are now periodic, rolling monthly with no fixed terms. Section 21 ‘no-fault’ evictions have been abolished, so possession runs through the Section 8 grounds. Rent increases must use the Section 13 notice process, once a year with two months’ notice. Tenants must receive a written statement of terms, rental bidding is banned, and advance rent is capped at one month. A national landlord database begins rolling out from late 2026, with a landlord ombudsman to follow.
What to do now
First, audit your paperwork. Every tenancy needs a compliant written statement of terms, and any fixed-term agreements you were relying on have already converted to periodic tenancies by law. Second, plan your rent reviews: with increases limited to once a year through Section 13, timing and evidence matter, and a badly served notice can be challenged. Third, tighten your records. With no Section 21 backstop, possession depends on proving a ground, which means clean rent ledgers, dated correspondence and documented inspections.
Why this bites hardest in HMOs
A five-bed HMO is five separate tenancies. Five written statements, five rent review cycles, five sets of notices done correctly, and civil penalties if any of them are wrong. The Act also makes tenant selection more important than ever: thorough referencing is now your best protection, because moving on a poorly chosen tenant is slower and more procedural than it used to be. Our pre-letting checklist covers the rest of the groundwork.
Keep an eye on what comes next
The Act is being phased in. The landlord database and ombudsman are the next milestones, and further requirements will follow. Managed landlords should expect their agent to handle registration and keep documents ready; self-managing landlords need to watch the government’s implementation timetable themselves.
How PYC Property can help
Compliant paperwork and processes are built into our service, and we keep managed landlords ahead of each phase as it lands. If you are unsure whether your current tenancies comply, send us the details and we will tell you plainly what needs fixing.
PYC Property manages HMOs and single lets across Widnes, Runcorn and the wider Cheshire area, with fees published openly: tenant introduction from £350, semi-managed at 7% + VAT and fully managed at 8% + VAT of monthly rent. For a free, no-obligation review of your property, call 0800 654 6485 or send an enquiry through our contact page.
This article is general information for landlords, not legal or planning advice, and reflects the position at the time of writing. Rules change, so always confirm current requirements with your local council and gov.uk, or ask us.