1 May 2026 is the biggest shift in UK lettings in a generation. As the Renters’ Rights Act goes live, the cost of getting it wrong rises sharply for self-managed landlords. This month: where the market sits, exactly what changes, and a compliance checklist to work through.
The market in spring 2026
Recent Rightmove and Zoopla data points to a more balanced market: annual rental growth is moderating to around 1.6–1.9%, and tenant competition has eased from its historic peaks to an average of roughly eight enquiries per property.
Sources: Rightmove Q1 2026 Rental Trends Tracker; Zoopla Rental Market Report, March 2026.
The 1 May countdown: what changes
From 1 May 2026 in England, the framework changes for good:
- Section 21 “no-fault” evictions are abolished – possession comes through the expanded Section 8 grounds.
- All tenancies become periodic (rolling) by default; fixed terms are gone.
- Rent increases are limited to once a year via a Section 13 notice, evidenced against market rates.
- Standards are enforced more strictly, including Awaab’s Law on damp and mould.
A note on territory: these changes apply to England. Wales has operated a similar model since the Renting Homes (Wales) Act came into force in December 2022, and Scotland ended no-fault evictions back in 2017 under the Private Residential Tenancy. Wherever you let, the direction of travel is the same – open-ended tenancies and grounds-based possession.
A 10-point compliance checklist
If you manage your own properties, this is the groundwork to have in place for May:
- Deposit protection verified and certificates issued.
- Tenancy templates updated to the periodic model.
- Section 8 possession notice process understood and ready.
- Section 13 rent-increase process established.
- Property standards audited (Awaab’s Law, EPC, electrical and gas safety).
- Document and record systems in order.
- Team and process training completed.
- Repair response times aligned to the new expectations.
- Tenant communications prepared (including the written statement).
- Expert support lined up for anything complex.
Q1 2026 performance
While the wider market balances, well-run lettings continue to outpace the national averages:
| Metric | LettingaProperty (Q1 2026) | Market average |
|---|---|---|
| Time to let | 14 days | 22 days |
| Viewing requests per listing | 10 | 8 |
| Time to first viewing request | 48 hours | 72+ hours |
| Application → referencing | 12 hours | 4+ days |
| Referencing time | 4 days | – |
| Time to signed contract | 46 hours | – |
Talk it through before 1 May
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