Renters’ Rights Act 2026: what landlords need to know about evictions, rent rises, pets and insurance

Landlords across England are adapting to one of the most significant overhauls of the private rented sector in decades after the Renters' Rights Act came into force on 1 May 2026.

The legislation introduces a wide range of reforms affecting how landlords manage tenancies, recover possession of their properties and respond to tenant requests. While the main provisions apply in England, parts of the Act also extend to Scotland and Wales, including stronger protections against discrimination for families with children and people who receive benefits.

Insurance provider AXA is encouraging landlords to review their tenancy agreements, record-keeping procedures and insurance arrangements to ensure they remain prepared under the new legal framework.

Section 21 abolished

The most notable reform is the removal of Section 21 "no-fault" evictions in England.

Landlords can still regain possession of a property, but only where they can demonstrate one of the legal grounds set out in the legislation. These include selling the property, moving into it themselves, carrying out redevelopment or dealing with serious breaches of the tenancy agreement, such as persistent rent arrears.

Because possession claims are expected to rely more heavily on supporting evidence, landlords are being encouraged to maintain thorough records throughout the tenancy.

Other important changes

The Act introduces several additional reforms designed to strengthen tenants' rights while changing how landlords manage their properties.

Among the key changes are:

• Fixed-term assured shorthold tenancies are replaced by periodic tenancies.
• Rent increases are generally limited to once every 12 months.
• Tenants have greater rights to challenge rent increases they consider unreasonable.
• Rental bidding wars are prohibited.
• Landlords must have reasonable grounds if they refuse a tenant's request to keep a pet.
• Protections have been strengthened for families with children and tenants receiving benefits.
• Greater emphasis has been placed on property safety and maintenance standards.
• Landlords will need stronger evidence when seeking possession of a property.

Why insurance matters

AXA says the legislative changes make it more important than ever for landlords to check that their insurance accurately reflects their property, the type of tenants living there and their current circumstances.

Keeping policy information up to date can help avoid complications if a claim is made.

The insurer also highlights that damage caused by domestic pets—including scratching, chewing and fouling—is commonly excluded from standard landlord insurance policies, meaning landlords should understand exactly what their cover includes before agreeing to pet requests.

As possession claims become more evidence-led, insurers may also expect landlords to demonstrate robust tenant referencing procedures, including credit checks, identity verification and proof of income where required under policy terms.

Could costs increase?

The new legal framework could increase the time and expense involved in recovering possession of a property where disputes arise.

AXA believes a greater reliance on formal legal processes may lead to higher legal costs and could contribute to increased insurance premiums across the rental sector over time.

Reviewing tenancy documentation, maintaining comprehensive records and ensuring insurance remains appropriate may help landlords manage these risks more effectively.

Frequently asked questions

Can landlords still evict tenants?

Yes. Landlords can still recover possession where they have one of the legal grounds set out in the legislation, including selling the property, moving into it themselves, redevelopment or serious breaches of the tenancy agreement.

Can landlords still increase rent?

Yes. Rent increases are generally limited to once every 12 months, and tenants have the right to challenge increases they believe are unfair.

Can landlords refuse pets?

Not automatically. Tenants can request permission to keep a pet, and landlords must have reasonable grounds if they decide to refuse.

Should landlords review their insurance?

AXA recommends reviewing landlord insurance to ensure it accurately reflects the property, the tenants and any policy conditions that could affect future claims.

For landlords with a single buy-to-let property or a larger portfolio, understanding the new legislation and reviewing tenancy management practices will be essential as the sector adjusts to its biggest legal changes in years.