The Renters’ Rights Act: What UK Landlords need to know before 1 May 2026
Major changes to the UK private rental sector come into force on 1 May 2026
The Renters’ Rights Act represents one of the largest reforms landlords have faced in years and will fundamentally change how rental properties are managed.
1. The End of Section 21 (“No‑Fault” Evictions)
From May 2026, landlords will no longer be able to use Section 21 notices to regain possession of a property without providing a reason.
All evictions will need to rely on specific Section 8 grounds, which is expected to result in:
- More disputes progressing to court
- Longer eviction timelines
- Greater legal complexity and scrutiny
Why this matters for landlords
With no‑fault evictions removed, legal disputes are likely to become more common and more expensive. This makes landlord legal expenses insurance significantly more important than before.
A robust policy can help cover:
- Solicitors’ fees
- Court costs
- Legal advice throughout the eviction process
Without this protection, landlords may face substantial out‑of‑pocket costs if a dispute escalates.
2. The End of Fixed‑Term Tenancies
Under the new Act, assured shorthold tenancies (ASTs) will automatically convert into periodic assured tenancies, with no fixed end date.
This means:
- No automatic end to a tenancy
- Long‑term, ongoing exposure for landlords
- Greater reliance on consistent tenant behaviour and rent payment
Insurance impact
Many landlord insurance policies were originally designed around fixed‑term tenancies. With open‑ended tenancies now the default, landlords should ensure their insurance is suitable for continuous, long‑term risk.
This is a good time to check:
- Whether cover remains valid indefinitely
- Any tenancy‑related conditions hidden in policy wording
3. Rent Increase Restrictions
The Renters’ Rights Act also introduces tighter controls on rent increases. Under the new rules:
- Rent can only be increased once per year
- Landlords must give at least two months’ notice
- Increases must be fair, transparent, and justifiable
Financial risk for landlords
With less flexibility to adjust rental income, cash flow risks increase. If a tenant falls into arrears, landlords may have fewer options to offset the shortfall.
This makes rent guarantee insurance more valuable than ever. Rent guarantee cover can help protect your income if a tenant fails to pay, at a time when recovering possession or increasing rent may be more difficult and slower.
4. Pets, Children and Greater Tenant Protections
Landlords will no longer be able to refuse tenants simply because they:
- Have children
- Receive benefits
- Request to keep pets
Tenants will also gain the right to request a pet, and landlords will not be able to unreasonably refuse.
What this means for insurance and risk
Broader tenant eligibility and more pets can increase the likelihood of:
- Accidental damage
- General wear and tear
- Higher maintenance costs
It’s important to note that most standard landlord insurance policies do not cover pet damage, and insurers are unlikely to change this position.
While specialist pet damage policies do exist, they are often:
- Highly restrictive
- Poor value for money
Instead, many landlords choose to mitigate risk by:
- Requesting pet references from previous landlords
- Agreeing a higher deposit (within legal limits)
5. The New Landlord Ombudsman and National Register
The Act introduces a mandatory Landlord Ombudsman, allowing tenant disputes to be resolved without going to court. A national landlord register will also increase transparency and oversight across the sector.
With this added scrutiny comes a higher expectation that landlords:
- Follow best practice
- Maintain compliant, well‑managed properties
- Handle complaints appropriately
Insurance takeaway
Comprehensive, well‑structured landlord insurance is essential to protect against:
- Disputes
- Complaints
- Compliance‑related issues
Weak or outdated policies could leave landlords exposed as regulatory oversight increases.
Review Your Landlord Insurance Before May 2026
The Renters’ Rights Act is one of the most significant shake‑ups of the private rental sector in years. For landlords, the key actions now are to:
- Review existing landlord insurance policies
- Identify gaps created by the new legislation
- Strengthen protection against legal, financial and property‑related risks
If you’re unsure whether your current cover is still fit for purpose, getting specialist advice now can prevent problems later.
As a specialist property insurance broker, our team can review your existing arrangements and ensure you’re fully prepared for the changes ahead, before the new rules take effect.