Phase One: The following will apply from 1 May 2026

1. Section 21 Notices will be abolished. The only route to possession for a landlord will be using the Section 8 route. 

2. Fixed-term tenancies will be abolished for all new tenancies. New tenancies will be Assured Periodic Tenancies, which will run until either the tenant gives two months’ notice or the landlord seeks possession under a Ground 8 route – new ASTs to be produced ahead of 1st May. 

3. All existing fixed-term tenancies will move to an Assured Periodic Tenancy – communication will need to be sent to all existing fixed-term tenancies; a template will come from the Government. 

4. New possession grounds will be introduced to allow landlords to gain possession where tenants commit anti-social behaviour or who are in serious rent arrears – you need to be aware of what these are and any conditions which are attached. 

5. Landlords will be able to serve notice in cases where they need to gain possession due to the sale of the property or where the property is required for them or a member of their family. This cannot be served within the first 12 months of the tenancy. 

6. Rent increase clauses in ASTs will not be able to be used for any rent increases. All rent increases will be via a revised Section 13 procedure, giving the tenant two months’ notice. Only one rent review can be served in a 12-month period, and the review has to be at ‘market rent value’ . 

7. Rental bidding will be banned, meaning you cannot seek or accept any rent higher than what is advertised as the monthly rent. 

8. You or the landlord will not be able to request more than one month’s rent in advance. There is some indication that tenants may be able to offer rent in advance if this fits with their financial circumstances, but this must come from the tenant and is to be confirmed in final Government guidance. 

9. Updates around tenants with children or in receipt of benefits: 

    a.It will be illegal for agents to discriminate by refusing tenants on the basis that they have children or are in receipt of benefits. 

    b.You will not be able to refuse a prospective tenant the opportunity to view a property on the basis that they have children or are in receipt of benefits. 

    c.You will not be able to ‘withhold’ available properties from prospective tenants on the basis that they have children or are in receipt of benefits. 

10. All landlords will be required to consider a request from a tenant to have a pet and make a decision within 28 days. Any refusal will need valid reasons. 

11. From 27th December 2025, local councils will have stronger powers to inspect properties, demand documents, and access third-party data to crack down on rogue landlords and enforce housing standards more effectively.

If you have any further queries, please do not hesitate to get in touch!