The Renters’ Rights Act: What It Means for Local Landlords in 2026
If you’re a landlord in Mayfield, Wadhurst or the surrounding High Weald villages, you’ve probably heard plenty about the upcoming Renters’ Rights Act. It represents the biggest shake-up to the private rented sector in decades and will bring some significant changes to the way tenancies work.
At Burnetts, we work with many landlords across the High Weald, and we know most simply want to provide good homes while staying on the right side of the rules. With the first changes expected to come into force during 2026, now is a good time to understand what’s coming and how it might affect you.
Here’s a straightforward overview of the key changes.
The End of “No Fault” Evictions
One of the most talked-about changes is the removal of Section 21, which currently allows landlords to regain possession of a property without giving a specific reason.
Once the new rules are introduced, landlords will instead need to use the Section 8 possession process, which requires a valid reason such as rent arrears, antisocial behaviour, or the need to sell or move back into the property.
For most responsible landlords, this shouldn’t change day-to-day management too dramatically. However, it does mean that good record-keeping and clear tenancy documentation will become even more important.
Fixed-Term Tenancies Are Being Replaced
Another major change is that fixed-term tenancies will effectively disappear.
Instead, tenancies will become periodic by default, meaning they continue on a rolling basis rather than ending after six or twelve months.
Tenants will generally be able to leave by giving two months’ notice, giving them greater flexibility. For landlords, this means thinking slightly differently about how tenancies are managed over the long term.
In areas like ours, where many tenants stay for several years anyway, this may feel more like a formalisation of what already happens in practice.
New Rules Around Rent Increases
The reforms will also introduce a clearer process for rent reviews.
In most cases:
- Rent increases will be limited to once per year
- The increase will need to follow the formal Section 13 notice process
- Tenants will have the option to challenge increases they believe are above market levels
For landlords, this means keeping a close eye on local market rents and ensuring increases are properly documented.
No More Rental Bidding Wars
Another change that will affect letting practices is the ban on rental bidding.
Properties will need to be marketed at a clear asking rent, and tenants won’t be encouraged to offer more than the advertised price.
The government’s aim is to make the process fairer and more transparent for tenants.
Tenants and Pets
Under the new legislation, tenants will have the right to request permission to keep a pet.
Landlords will still be able to refuse if there is a reasonable justification, but blanket bans on pets will become more difficult to enforce.
In some situations, landlords may be able to require pet insurance to help cover potential damage.
A New Ombudsman and Landlord Register
The reforms will also introduce additional oversight to the sector.
This is expected to include:
- A new landlord database for the private rented sector
- A national ombudsman scheme for resolving disputes
- Stronger property standards linked to the Decent Homes Standard
The aim is to improve consistency across the sector and raise standards for tenants and landlords alike.
What Local Landlords Should Be Doing Now
Although many of these changes are still working their way through the implementation process, it’s sensible to start preparing.
Landlords should consider:
- Reviewing tenancy agreements
- Keeping clear records of rent payments and communications
- Ensuring properties meet required standards
- Staying up to date with guidance as the legislation develops
For many landlords in the High Weald area, the reality is that they already manage their properties responsibly, so these changes will largely be about adapting to new procedures rather than completely changing how they operate.
We’re Here to Help
The rental sector is evolving, and keeping up with legislation can sometimes feel like a full-time job.
At Burnetts, we’ll continue to keep our landlord clients in Mayfield, Wadhurst and across the High Weald informed as more details emerge.
If you’d like to talk through how the Renters’ Rights Act might affect your property or tenancy arrangements, please feel free to get in touch with the team.
We’re always happy to help.
Sources from propertymark.co.uk, nrla.org.uk and totallandlordinsurance.co.uk