Phase One of the Renters Rights’ Act

Changes in effect from 1st May 2026

If you are managing your own rental property and any of the information below is news to you, it may be time to instruct Lambert & Foster to ensure you and your property remain fully compliant with all new legislation.  With fines starting at £7000 for non-compliance, it is essential to know the rules or employ someone who does, to guide you through this transitional period.

From 1st May landlords will need a valid reason to evict tenants, the option to use the Section 21 “no fault” eviction ends. However, Section 21 notices served prior to 1st May will still be honoured. Please speak to the Lambert & Foster Lettings team if you have any questions on this.

Tenancies can only be ended by the landlord with the service of a Valid Section 8 Notice. It will be an offense to serve an incorrect notice, so landlords are advised to rely on their managing agent or a solicitor for advice in this matter. At Lambert & Foster we will ensure our staff are fully conversant with the new notice and can serve it correctly for all managed landlords.

All Assured Shorthold Tenancies automatically become Assured Periodic Tenancies on May 1st. Landlords must provide all tenants with the Government’s leaflet by 31st May. Lambert & Foster will provide that to all tenants of our managed properties.

Rent increases can only be requested annually and a Valid Section 13 notice must be served correctly. Tenants will have the right to challenge any increase via the first tier tribunal. It will be important to have proof of comparables and to be able to justify your increase, should the matter go to a tribunal. At Lambert & Foster we will liaise with tenants and provide examples of similar properties let in the area, to support our years of local experience when deciding upon a fair figure.

Landlords can no longer accept any offer in excess of the rental value advertised. At Lambert & Foster we have never encouraged bidding wars, we will continue to make every effort to achieve the best and fair market value .

Tenants who move in and feel they are paying too much can challenge the rental figure within the first six months. Landlords can rely on Lambert & Foster as their agent who will offer comparables to justify their decision, should a challenge occur. With experienced and ARLA qualified staff you are in safe hands with Lambert & Foster.

Tenants will have strengthened rights to request a pet in the property. Lambert & Foster have always adopted a “pets considered” approach, taking each case on it’s merits and suitability for the home. Pets can still be rejected if unsuitable and we will advise landlords accordingly . 

There will be substantial fines in place for non-compliance with the new legislation. Lambert & Foster represent honest landlords who always aim to comply with all legislation, when managing a property we will guide landlords through the process and will work hard to ensure compliance for both landlord and property.

It will be illegal to discriminate against tenants with children, disabled tenants or those in receipt of benefits. At Lambert & Foster, it has always been our policy to consider each tenant individually and to find suitable properties to suit their needs whenever possible. Potential tenants are discussed with the landlord who can then make an informed decision.

In late 2026 the Private Rental Sector Database will go live and landlords will need to register and pay an annual fee. We will update all our managed landlords with further information as we receive it and assist when the time comes.

If you have any questions, or are worried about how these changes affect you, please contact a member of our Lettings Team.