On the 13/11/25 the Government has officially confirmed that the Renters Rights Act will begin its rollout on 1 May 2026, marking one of the most significant shake-ups in the private rented sector in decades. These changes affect all landlords in England — including those letting HMOs — whether you self-manage or work with an agent.
If you’re self-managing or relying on an agent who isn’t proactive, you’ll need to prepare carefully to stay compliant. At Confidence Property, we’re already planning ahead so our landlords don’t get caught out.
What the Renters Rights Act changes from 1 May 2026?
From 1 May 2026, the following legal changes will apply across all tenancies:
- All tenancies become periodic — fixed terms will no longer apply.
- Section 21 is abolished — all evictions must go through updated Section 8 grounds.
- Rent increases limited to once per year, using the revised Section 13 process.
- Only one month’s rent in advance may be requested — upfront rent deals will no longer be allowed.
- Rent bidding and discriminatory adverts are banned — this includes advertising to preferred age groups or excluding benefit claimants.
- A new Government Information Sheet must be provided to all current tenants
These rules apply to all landlords — but for HMO landlords managing multiple rooms, tenancy churn and rent reviews, the operational impact is likely to be greater.
Further Renters Rights Act measures expected later in 2026
The second phase of the Renters Rights Act is expected to introduce more administrative duties, including:
- Mandatory landlord registration on a new PRS Database
- Compulsory membership of a Government-approved Landlord Ombudsman
- A Decent Homes Standard, with repair timeframes likely to mirror the social housing system (inspired by Awaab’s Law)
The Government has not yet confirmed rollout dates for these measures, but they are expected later in 2026, and will likely include registration fees and ongoing compliance obligations.
What should HMO landlords do now?
If you’re self-managing
understanding the Renters Rights Act is essential. You’ll need to plan and update your tenancy processes well ahead of May 2026. Key steps include:
- Review your existing tenancies — if you were considering using Section 21 for possession, you’ll need to act before the cut-off.
- Plan to update your tenancy agreements — periodic tenancy formats will be required for all new lets.
- Get ready to issue the Government Information Sheet to every tenant.
- Review rent increase schedules — only one rent review will be allowed every 12 months, so timing and notice accuracy will matter.
- Ensure your paperwork and inspections are up to standard — evidence will be critical when using Section 8 for possession.
- Stay alert for updates on the PRS Database and Ombudsman registration.
If you use an agent
Not all agents are prepared for these changes — particularly those without experience in HMO compliance. Make sure your agent is:
- Updating tenancy documentation in line with the new periodic rules
- Preparing to issue the Government Information Sheet to existing tenants
- Ready to implement Section 13 correctly for rent reviews
- Keeping accurate inspection and complaint records to support future possession
- Monitoring Government announcements on landlord registration and ombudsman rules
If you’re unsure, ask your agent for a written summary of how they plan to comply.
What we’re handling for our clients
If you’re already with us, here’s how we’re preparing on your behalf:
- Reviewing tenancies in advance of May 2026 to identify any potential possession issues
- Issuing updated tenancy agreements using the required periodic format from 1 May onwards
- Distributing the Government Information Sheet to all current tenants ahead of the deadline
- Managing rent increases to ensure timing and notice formats follow the revised Section 13 rules
- Keeping records — including inspection photos, complaint logs, and maintenance reports — to support Section 8 claims if needed
- Handling PRS registration and Ombudsman membership for all fully managed clients once the Government confirms the requirements
Need help preparing?
For landlords currently self-managing — or working with agents who aren’t addressing the changes — we can step in. At Confidence Property, we specialise in supporting HMO landlords through regulatory shifts like this one.
We can:
- Audit your portfolio for risks and readiness
- Update tenancy documents and notices to meet the new legal requirements
- Provide compliant rent review processes
- Take over management, ensuring full compliance ahead of May 2026
- Handle registration and admin once the PRS Database and Ombudsman schemes go live
Our approach is proactive, compliant, and focused on protecting your income and legal position.
Don’t wait until it’s too late
May 2026 may seem distant, but the work needed to prepare — particularly for HMOs — can’t be left to the last minute. Whether you need a one-off compliance check or full management support, we’re here to help.
