Landlords: Big Changes Are Coming - Fines of Up to £40,000 for Non-Compliance
From 1st May 2026, major reforms arrive under the new Renters’ Rights Act and landlords across England need to be ready. Here’s what’s changing, why it matters and how we can help you stay ahead of the curve.
A New Era for Landlords
Let’s cut to the chase, this isn’t just another tweak to the rules. The Renters’ Rights Act will reshape how the private rental sector works across England, with serious consequences for landlords who get caught out. Fines of up to £40,000 are on the table for those who fall foul of the new regulations, especially repeat or serious offenders.
The government has made it crystal clear: local councils will be expected to enforce the new legislation, backed by more power, more funding, and less tolerance for grey areas. So, whether you manage one property or a full portfolio, the time to prepare is now.
At avocado property, we’re here to guide you through it all: clearly, calmly and without the jargon.
What’s Changing on 1 May 2026?
Here are the headline changes every landlord needs to know:
🥑 No More Section 21
The right to evict tenants without a reason is going. Section 21 notices will be abolished, and all evictions will need to follow a fairer, evidence-based process under Section 8. That means documentation needs to be spot on - no loose ends.
🥑 Periodic Tenancies Only
Fixed-term contracts will disappear. From day one, all tenancies will become periodic, rolling monthly. While this gives tenants more flexibility, it also means landlords must stay on top of paperwork and property checks to keep everything running smoothly.
🥑 New Rent Rules
These changes will also mean rent reviews will follow a clearer, regulated structure under the Righter Rent measures. No more sudden or sharp hikes and again, everything must be properly documented and carried out by the book.
🥑 Standardised Pet Requests & No More Bidding Wars
There’ll be new processes for how tenants request pets and landlords can’t simply say no without reason. Also, rental bidding wars will be outlawed to keep things fair and transparent for all.
🥑 Discrimination Protections Strengthened
Additional clarity will be introduced around discrimination, formalising what many landlords already do to treat applicants fairly and equally.
Stronger Enforcement and Bigger Fines
This isn’t going to be one of those rules that fades into the background. The Housing Secretary has confirmed a major push on enforcement, including:
- More investigatory powers for councils
- Authority to demand documents and inspect properties
- Rent Repayment Orders extended up to 24 months
- Fines ranging from £7,000 to £40,000 depending on the severity and frequency of breaches
The aim isn’t to punish good landlords, it’s to raise standards across the board and ensure a fairer, more stable private rental sector. If you’re already doing things properly, you’re halfway there. But ‘halfway’ won’t be enough under this new legislation - compliance needs to be complete.
Feeling Overwhelmed? You’re Not Alone and You Don’t Have to Go It Alone Either
We get it. This might feel like a lot but that’s where we come in.
At avocado property, we’ve been keeping a close eye on the Renters’ Rights Act from the start. We’ve been updating our systems, processes and documents behind the scenes, so we’re ready and that means you can be too.
We already operate within strict frameworks, so we know how to keep things compliant, stress-free, and efficient. Whether it’s updating tenancy agreements, handling rent reviews, or simply reviewing your processes, we’re here to help.
Ask Yourself:
- Am I 100% confident I’ll be compliant by 1st May 2026?
- Do I know what needs updating, documenting, or reviewing?
- Could I comfortably handle a council inspection under the new rules?
If any of those answers make you pause, it’s time to take action.
Let’s Get You Ready
We’re not here to scare you but we really don’t want you to get caught out.
Whether you’d like a quick chat, a compliance review, or full property management support, our expert team is on hand to help you prepare with confidence.
🥑 Book your free pre-legislation compliance check
🥑 Speak to a local property expert who actually knows the area
🥑 Drop us a message for honest advice, no pushy sales, just support
This legislation might feel like a lot but with the right team in your corner, it’s completely manageable.
Let’s make sure you’re protected, compliant and in full control when 1st May rolls around.
Because good landlords shouldn’t be penalised, they should be empowered.
