The private rented sector is preparing for its biggest overhaul in more than 30 years. With the Government confirming that core parts of the Renters’ Rights Act will begin taking effect from 1st May 2026, many landlords are understandably wondering: What exactly is changing — and how will it affect me?
At Collyers, our role is to guide North Devon landlords through these reforms with clarity, confidence, and practical advice. Below is your updated, easy-to-understand breakdown of what we know so far — and what still needs final confirmation from the Government.
🔄 A New Tenancy System – Goodbye Fixed Terms
One of the most significant changes is the end of the traditional fixed-term Assured Shorthold Tenancy (AST).
Under the new arrangements:
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All new tenancies will begin as open-ended periodic tenancies
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There will be no fixed 6- or 12-month contracts
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Tenancies will simply continue month-to-month
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Tenants gain more flexibility and long-term stability
Landlords will still be able to regain possession using strengthened Section 8 grounds — but the structure of tenancies will be very different from what most landlords are used to.
📅 Tenant Notice Period – Two Months’ Notice to Leave
The Act introduces a standard two-month notice period for tenants wishing to leave.
A key point landlords need to be aware of:
❗ At the time of writing, there is NO confirmed minimum period a tenant must stay before giving notice.
Earlier drafts suggested tenants might need to wait four months before serving notice — but this has not been confirmed in the published legislation.
Until the Government issues the final regulations in January 2026, the most accurate assumption is:
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Tenants may give two months’ notice at any time, and
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End the tenancy at the end of a rental period
Collyers will update landlords immediately once the statutory guidance is released.
❌ Section 21 to Be Abolished
The well-known Section 21 ‘no-fault eviction’ is being removed.
Moving forward, landlords will rely solely on an enhanced list of Section 8 possession grounds, including:
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Selling the property
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Moving in or housing a close family member
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Persistent or repeated rent arrears (raised to three months’ arrears)
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Anti-social behaviour
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Significant breach of tenancy
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Refurbishment requiring the property to be vacant
The aim is to increase tenant security while still giving landlords fair and workable routes to regain possession.
💷 Rent Increases – Tighter Rules, More Structure
Under the new system:
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Rent can only be increased once per year
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Increases must follow the formal Section 13 process
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Tenants retain the right to challenge increases via the First-tier Tribunal
This change makes accurate initial pricing even more important and will limit mid-tenancy adjustments for landlords.
🐾 Pets, Fair Renting & Decent Homes Standards
The Act introduces several reforms designed to create a fairer PRS, including:
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A strengthened right for tenants to request pets, which landlords cannot unreasonably refuse
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Protection for tenants receiving benefits or with children
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A new Decent Homes Standard for the private rented sector
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Stricter repair timelines under Awaab’s Law-style rules for hazards such as mould
The detailed guidance for each measure is expected in January 2026.
📘 What We’re Waiting For in January 2026
The Government will publish its commencement regulations and guidance, confirming:
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Whether tenants must wait 4 months before serving notice
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The final wording of the updated Section 8 grounds
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How the new rules apply to existing tenancies
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Any required new documentation or prescribed forms
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Full compliance obligations for landlords and agents
Until then, we have the framework — but not all the operational detail.
🤝 How Collyers Will Support North Devon Landlords
As award-winning letting agents serving Barnstaple, Bideford, Braunton, Ilfracombe, Torrington and South Molton, we will:
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Update all tenancy agreements and procedures
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Notify landlords immediately when Government guidance is released
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Provide clear step-by-step support for every property we manage
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Run dedicated Landlord Clinic sessions to help you understand and prepare
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Ensure full compliance across your portfolio — without the stress
Our goal is simple: protect your investment and keep your tenancies running smoothly through every change.
💬 Final Thoughts
The Renters’ Rights Act represents a major shift, but with the right preparation and expert support, landlords can transition confidently into the new system.
If you’d like tailored advice on how the reforms may affect your property or portfolio, we’re here to help.
👉 Contact Collyers today for professional, proactive guidance.
