Landlords & BTL · 4 min read
The Renters (Reform) Act 2026: what landlords need to change now
Section 21 no-fault evictions are being phased out and replaced with expanded Section 8 grounds. Here's what every UK landlord must adjust in tenancies, references and record-keeping.
Section 21 no-fault evictions are being phased out and replaced with expanded Section 8 grounds. Here's what every UK landlord must adjust in tenancies, references and record-keeping.
What Section 21's end actually means
Landlords still have grounds — non-payment, anti-social behaviour, selling, moving family in — but must evidence them. Documentation now matters more than at any point in the past two decades.
Periodic tenancies as standard
All new ASTs become periodic from day one. Fixed 12-month terms are effectively gone. Tenants can give 2 months' notice any time.
The Property Portal
Every landlord must register on the government portal, including compliance certs. Fines for non-registration start at £5,000.
Rent increases
Capped at once a year via Section 13 notices. Tenants can challenge at First-tier Tribunal — set realistic rents that match local comparables.
Pets — the new default
A blanket "no pets" clause is no longer defensible. You can still request an insured pet clause and a written pet CV, but a refusal now needs a specific reason — leasehold restriction, allergy risk to a shared HMO, or a demonstrably unsuitable property.
Frequently asked questions
- Do existing tenancies convert automatically?
- Yes, on the Act's commencement date. Serve updated how-to-rent guides and prescribed information within 28 days.
- Can I still evict a bad tenant?
- Yes, via Section 8. Grounds have been broadened, but you need evidence — text messages, arrears records, complaint letters.
