How to Prepare for the 2026 Tenant Law Rollout
The UK’s new tenant rights law takes effect on 1 April 2026 — giving landlords and agents just under 90 days to prepare.
The reforms impact how tenancies are structured, managed, ended, and increased.
And they come with new compliance duties — including landlord registration and property standards.
If you’re a landlord — especially one outsourcing to agents — now is the time to act.
This post covers:
- What tenancy types are affected
- The steps you (and your agent) need to take
- Who’s liable if something goes wrong
- And how RIUK is preparing across our managed portfolios
📅 Key Dates to Know
|
Event
|
Date
|
|---|---|
|
New rules apply to all new tenancies
|
1 April 2026
|
|
Existing tenancies transition
|
1 October 2026
|
|
Landlord register launches (expected)
|
April–June 2026
|
|
Enforcement grace period ends
|
30 September 2026
|
🧾 Tenancy Types: Affected vs Exempt
|
Tenancy Type
|
Covered by New Law?
|
Notes
|
|---|---|---|
|
Assured Shorthold Tenancies (ASTs)
|
✅ Yes
|
These are the main focus of the reform
|
|
Company lets
|
❌ No
|
Commercial contracts not affected
|
|
PBSA (Purpose-Built Student Accommodation
|
❌ No
|
Fully exempt under government guidelines
|
|
Student HMOs (private)
|
✅ Yes
|
Treated as standard ASTs
|
|
Serviced accommodation
|
⚠️ Partial
|
Only exempt if truly short-term and hotel-style
|
|
Holiday lets
|
❌ No
|
If structured under genuine short-let licences
|
|
Lodger agreements (live-in landlords)
|
❌ No
|
Exempt under Rent a Room / excluded licence rules
|
❗ If in doubt — assume it’s covered unless your legal structure clearly qualifies for exemption.
📋 Updates Landlords Must Make to Tenancy Agreements
As of April 2026, all new tenancies must:
✅ Use a rolling periodic format — no fixed terms
✅ Include updated Section 8 notice language
✅ Cap rent increases to once annually, with 2 months’ notice
✅ Reflect new grounds for eviction (e.g. property sale, serious arrears)
✅ Include pets clause that can’t unreasonably restrict requests
✅ Reference the landlord’s registration ID (once available)
Letting agents should provide compliant templates — but you are responsible for any tenancy issued under your name.
⚖️ Who’s Liable If There’s a Mistake?
Letting agents can be fined or penalised for poor practice — but:
The landlord remains legally accountable for:
- Unregistered status
- Invalid notices
- Unsafe housing
- Unlawful evictions
- Incomplete or outdated tenancy documents
Best practice: Get written confirmation from your agent that they will:
- Handle registration on your behalf
- Use fully updated tenancy templates
- Keep you informed of any changes in legal duties
✅ 90-Day Checklist: Get Ready Before April
1. 📑 Check your tenancy agreements
- Know which tenancies are transitioning
- Review any that may need reissuing post-April
2. 📤 Review eviction risk
- Section 21 is gone — plan ahead for non-paying or problematic tenants
- Ask your agent if they are “Section 8 ready”
3. 🛠 Inspect property condition
- Do your properties meet Decent Homes Standard?
- Book pre-rollout inspections if unsure
4. 🧾 Prepare for registration
- The GOV.UK portal is due to launch in early 2026
- Confirm your agent will register you — and when
5. 🤝 Align with your agent
- Agree who is doing what — and document it
- Make sure tenancy setup, rent increases, and notices are fully compliant by April
🧠 RIUK View
This isn’t an admin exercise — it’s a full system reset.
At RIUK, we’ve already:
- Audited tenancy agreements across our portfolios
- Pre-screened agents for Section 8 and registration readiness
- Prioritised fully managed, compliant assets for hands-off investors
We believe that landlords who prepare now will avoid churn, voids, and legal exposure — and position themselves as the best option in a tighter, more professional market.
📩 Want help reviewing your agreements or setting up a compliance-ready investment? Let’s talk.
