Significant reforms are on the way for England’s private rented sector, bringing new rights and responsibilities for landlords, letting agents and tenants alike. These changes aim to create a fairer, more transparent rental market—and the first phase comes into force on 1 May 2026.
What’s changing?
Key measures in the first phase include:
- An end to Section 21 “no-fault” evictions – reshaping how tenancies are ended
- A ban on rental bidding – meaning landlords and agents cannot ask for, encourage or accept
offers above the advertised asking price - Stronger protections against rental discrimination – including measures relating to families
with children and those in receipt of benefits - Limits on rent in advance – helping reduce upfront costs for tenants
Further reforms will follow in later phases, including the rollout of the Private Rented Sector (PRS)
Database and a PRS Ombudsman, providing greater oversight and clearer routes to resolve
disputes.
What landlords can do now
We’re encouraging let only landlords to start preparing early and strongly suggest switching to the fully managed service run by Thomas Merrifield’s professional lettings team now to help ensure a smooth transition and ongoing compliance. We will assess how to implement rent increases and gain possession, if necessary, so you comply with the legislation from 1 May 2026. We can also review your mortgage terms, insurance policies and tenancy agreements. While change can be challenging, working with our experienced lettings team will make sure you as a landlord continue to operate successfully under the new legislation and keep your investment safe.
