The New Renters' Rights BIll: My Opinions.

After years of delays, deliberation and consultation, the Renters’ Rights Bill is finally coming to fruition on 1st May 2026.

It is the biggest change to the property market in a long time, and one we should certainly be taking note of.

Here is a list of the 5 main changes that you should be aware of, followed by my opinion on what they actually mean, and whether you should be concerned. As a landlord myself I am certainly taking the time to understand the implications.

Although here’s a slight teaser - the answer is ’not very much’.

1. No More Fixed Term Contracts.

What does this mean?

AST contracts have traditionally been for 6 or 12 months. When the term ends, a new 6 or 12 months can be agreed, or the tenancy has moved to period, which is sometimes referred to as ‘rolling’.

From 1st May 2026, all new and existing tenancies will move to periodic. This means that tenants can give 2 months' notice to vacate the property at any time, and the landlord can give 4 months' notice to the tenant to vacate.

What is my opinion?

Ultimately this gives renters more flexibility. For me that’s a good thing. We must remember that the property becomes the home of the tenant, and that tenant pays us rent which becomes income for us landlords. Therefore tenants deserve to have more flexibility.

In practice this will have very little impact on us and the market.

It’s a slight change. Most tenancies move into a periodic status anyway, and can remain like that for many years.

2. Rent Can Only Be Increased Once Per Year.

What does this mean?

As it says, landlords can only increase the rent once per calendar year.

What is my opinion?

This is a very small change. Most landlords increase the rent less than once a year anyway, and often don’t increase it for several years when they have good quality tenants. I see this as a positive change.

As I said earlier, these properties are the homes of our tenants, it’s never sat well with me that landlords can increase the rent whenever they want. Rent increases are part of us building high performing property portfolios, it’s only fair that they are carried out fairly, with tenants in mind.

3. More Than 1 Months' Rent Cannot Be Paid Upfront.

What does this mean?

In the past, some tenants have offered to pay several months rent upfront as a means of securing a property. There can be many reasons for this. It was quite common with overseas students. 

When the new bill comes in next year, this will be banned and tenants can only pay 1 months' rent upfront.

What is my opinion?

This is another negligible change. Paying several months upfront occurs with a very small percentage of rental properties.

It will negatively affect some student properties which are typically rented to overseas students as referencing can be very difficult, but on the whole this is a small change to the rental market.

4. A Property Cannot Be Let For More Money Than It Has Been Marketed For.

What does this mean?

In the past, if a property was in high demand, bidding wars could occur and the final rent would end up being higher than what it was marketed for.

Under the new changes, bidding cannot take place and the landlord will have to choose a tenant based on those who can pay the marketed rent, not pay the highest rent.

What is my opinion?

In reality bidding wars are rare. But they do take place from time to time, especially in popular areas. I personally think this will have little impact on the market because landlords that own properties in popular areas will simply market the property for much higher than they would have done, simply to give room for the bidding that would have occurred.

In fact, based on that point alone, I think this new rule will have a negative impact on tenants because it will inflate market rents for tenants.

5. Landlords Cannot Discriminate For Having Pets, Children Or Being On Benefits.

What does this mean?

As it says on the tin, landlords must let these tenants rent their properties or they risk being fined.

What is my opinion?

As a landlord myself, there is no evidence to suggest that tenants with children, pets or those on benefits are worse tenants. I think this will have very little impact on the market.

In fact, evidence suggests that tenants with children or pets tend to stay longer which is better for landlords anyway.

In Conclusion:

A big deal has been made of this new bill.

But that’s mainly because it has been years in the making and it has an impact on a huge proportion of the population. 

However, in reality there is nothing to be concerned about. Once the dust settles it will be business as usual for landlords and tenants.