Renters’ Right Act 2026: What Landlords and Property Investors Need to Know
Property investors, change is coming and the Renters’ Right Act 2026 could reshape the rental landscape more than you think.
With reforms affecting evictions, compliance, tenancy rights and landlord obligations, this is one of the most significant updates to the private rented sector in over a decade. At REALM 47, we’ve summarised the key changes, what this means for existing landlords and what new investors should understand before entering the market.
Despite the headlines, our central message remains the same: property continues to be one of the strongest long term investment classes and with the right approach, these reforms can strengthen, not weaken, your position.
Key Changes in the Renters’ Right Act 2026
Abolition of Section 21 (‘No Fault’) Evictions
The long awaited removal of Section 21 means landlords will no longer be able to evict tenants without giving a reason.
While many fear this reduces control, the reality is that:
Stronger Section 8 grounds now provide clearer legal routes for possession.
Serious rent arrears, anti-social behaviour and breach of tenancy are explicitly strengthened.
Well managed, compliant landlords will find the new framework workable and may benefit from longer, more stable tenancies.
Strengthened Section 8 Grounds
To balance the removal of Section 21, Section 8 has expanded to include:
Persistent late payment of rent
Anti-social behaviour
Intent to sell the property
Landlord or close family member needing to move in
This creates a more structured, transparent possession system designed to protect both parties, but rewards landlords with good paperwork, strong tenant selection and robust management.
New Minimum Housing Standards
The Act introduces a national standard for rental property quality, covering:
Damp, mould and ventilation
Insulation and energy performance
Electrical and fire safety
Kitchens, bathrooms and general habitability
Landlords meeting current compliance will already be close to these standards. Those who maintain their properties well have little to worry about and may benefit from reduced voids and higher demand as poorer quality stock struggles to compete.
Landlord Registration and Licensing
All private landlords will be required to join a national registration scheme, with licensing mandatory for certain property types.
This aims to drive out ‘accidental’ and non-compliant landlords, creating greater professionalism in the sector - a long term positive for committed investors who already operate to a high standard.
Restrictions on Blanket Bans
Landlords will no longer be able to apply blanket bans on:
Tenants with children
DSS applicants
Tenants with pets
This is designed to widen accessibility to rental housing. Viewed positively, it broadens your potential tenant pool and encourages longer tenancies - pets and families typically stay longer and care more for their home.
Ombudsman Requirements
All landlords will need to register with a government approved Ombudsman.
This adds a layer of dispute resolution without the need for court involvement, helping both landlords and tenants resolve matters more swiftly and fairly.
Changes to Student Lets
Student tenancies will move closer to mainstream tenancy regulations, with fewer fixed term exemptions and clearer procedural rules. With student tenancies you will still be able to serve 4 months notice to end the tenancy at the end of the standard seasonal rotation. This is the only strategy where there is the exception where you can still serve notice without Grounds 8.
The only way you can utilise the 4 months notice to end the tenancy is if you have agreed the tenancy within 6 months of the tenancy start date, which is why we would not recommend your property is advertised until 6 months before the tenancy start date. The action you need to be taking right now is NOT advertising your property until 6 months before the desired tenancy start date.
This will require landlords operating in student markets to be more structured and compliant, but demand in student hubs remains extremely strong, particularly for high quality, well located accommodation.
Impact on Landlords and Property Investors
Here’s how these changes combine to shape the sector:
A More Regulated Environment
Landlords will face higher standards, tighter processes and greater accountability - favouring those who operate professionally.
Better Quality Landlords Will Thrive
Poor condition and poorly managed properties will fall behind. Investors who maintain and upgrade assets will see stronger tenant demand.
Longer, More Stable Tenancies
With clearer rules and fewer evictions, landlords can expect tenants to stay longer, reducing voids and improving net yields.
Higher Barriers to Entry for New Investors
Compliance, licensing and registration will create a more robust and competitive landlord landscape, but also protect long term asset value.
Why REALM 47 Remains Positive and Why You Should Too
These reforms may seem substantial, but they largely reward the type of landlord we see succeeding today. Those who invest for the long term, maintain their assets and build relationships with tenants.
Here’s why we remain optimistic:
Mid market rental stock remains in high demand and that’s unlikely to change.
Higher regulatory standards reduce competition from non-compliant landlords.
Investment in quality pays off, creating more resilient rental income.
Stable long term tenants increase predictability, enhancing the value of your portfolio.
In short: the landlords who treat their investments seriously are positioned to benefit.
What Existing Landlords Should Do Now
Here are the steps we recommend:
Review your compliance: Ensure EPC, electrical, fire safety and property conditions meet the upcoming standards.
Refresh tenancy agreements to align with new processes and Section 8 grounds.
Strengthen tenant selection processes and maintain thorough documentation.
Plan for rent reviews early and build accurate forecasting into your cashflow.
Register for landlord licensing once the scheme opens.
Upgrade proactively, especially in older properties where insulation or ventilation may fall below the new minimum standards.
Small steps now will prevent disruption later and may increase the value and desirability of your property.
What New Investors Should Know Before Investing
If you’re considering investing in 2026 and beyond, here’s what to bear in mind:
Compliance is now part of the investment strategy, not an afterthought.
Focus on quality properties in strong rental markets as demand remains high.
Avoid low quality stock that may require significant upgrading to meet new standards.
Expect longer tenant tenures, which can improve cashflow stability.
Factor registration, licensing and compliance costs into your yield calculations.
Think long term: the strongest returns will come from sustainable, well managed rental assets.
These reforms make the sector more professional, more stable and more predictable - all hallmarks of a healthy investment environment.
Make the New Rules Work for You
The Renters’ Right Act 2026 brings major changes, but also major opportunities for landlords who are proactive rather than reactive.
Stay informed, stay strategic and make your portfolio work smarter through strong asset quality, reliable tenants and forward planned rental management.
If you’d like help reviewing your portfolio, assessing your property strategy or understanding how these reforms apply to your upcoming investments, REALM 47 is here to support you.