The countdown has begun. On 1st May 2026, the Renters’ Rights Act 2026 becomes law, and landlords across Brighton need to be ready.
With just under 100 days left, now’s the time to take stock, get clear on the changes, and make sure your properties and processes are fully compliant.
From the Section 21 ban to the new rules around pets and tenancies, this guide breaks down what’s coming, what it means for you, and how to stay ahead – without the stress.
What Is The Renters’ Rights Act 2026?
The Renters’ Rights Act 2026 is the biggest shake-up to the private rented sector in a generation. The goal? To improve fairness and security for tenants, while still supporting good landlords.
The changes apply across England – but landlords in Brighton, where rental demand is high and compliance already complex, will feel the effects sharply.
Whether you own one property or a full portfolio, acting early is key.
When Does The Act Take Effect?
The new rules come into force on 1st May 2026. Any tenancies that start or renew on or after that date must comply with the updated law.
Some elements, like abolishing Section 21, apply to all existing tenancies – so even your current agreements may need reviewing.
Here’s what’s changing – and what it means for Brighton landlords.
Say goodbye to Section 21
The biggest headline is the abolition of Section 21. From May 2026, you’ll no longer be able to evict tenants without giving a reason.
Instead, all evictions must use Section 8, which requires you to prove grounds for possession – for example, rent arrears or wanting to sell the property.
How this affects you:
- You must make sure your tenancy agreements and notices are updated
- If you rely on fixed terms to manage tenancies, you’ll need to rethink your approach
For help with eviction processes and legal changes, our Brighton property management team is here to support:
Fixed-term tenancies will be replaced
Under the new law, fixed-term tenancies are scrapped. All tenancies will become periodic by default – rolling month to month with no set end date.
Why it matters:
- You won’t be able to automatically end a tenancy at the end of a term
- Tenants will have greater flexibility to move out with 2 months’ notice
- Ending a tenancy will require formal grounds under Section 8
Pets are in – unless you object (with good reason)
Tenants will have a new legal right to request a pet, and landlords can’t unreasonably refuse. If you say no, you’ll need to explain why – and in some cases, get a vet’s note or third-party advice.
What to do now:
- Decide your pet policy in advance and prepare clear guidelines
- Check your building’s lease or insurance for pet restrictions
- Factor in potential wear and tear when setting deposits or rent
Property portal and compliance register coming soon
A new landlord register will be launched, likely before the May deadline. This will include:
- A property portal for tenants and councils to check compliance
- A centralised list of landlords and their properties
- Fines for those who fail to register
Action required:
- Make sure all your safety certificates (EPC, gas safety, EICR) are up to date
- Check local licensing rules in Brighton and apply where needed
- Keep digital copies of key documents – you’ll likely need to upload them
How These Changes Affect Brighton Specifically
Brighton has long been a hotspot for renters – from students and young professionals to retirees and creatives.
But with high demand comes tight scrutiny. Local authorities are proactive in compliance, and tenants are increasingly aware of their rights.
Here’s how that plays out in practice:
- HMO properties are common in Brighton. If you’re letting to multiple tenants, you’ll need to check whether your licence conditions still meet the new rules.
- Brighton’s eco-conscious tenants may push harder for energy-efficient homes. A compliant EPC rating may soon be the bare minimum.
- Renters may be more likely to challenge landlords who don’t follow new rules – especially now they’ll have a central portal to do so.
To help you prepare, we’ve pulled together a simple checklist to work through before 1st May 2026.
Review your tenancy agreements
Make sure your existing agreements don’t include:
- Fixed-term clauses that will soon be invalid
- Outdated Section 21 references
- Blanket “no pets” bans
Get new agreements drafted or reviewed with up-to-date legal wording.
Get familiar with Section 8
You’ll need to use Section 8 grounds if you want to regain possession. Read up on acceptable grounds, and what evidence you’ll need to support them.
Consider how this might affect your long-term plans – especially if you were hoping to sell or renovate.
Organise your documentation
This includes:
- Energy Performance Certificates (EPC)
- Gas safety certificates
- Electrical safety inspections (EICR)
- Tenancy deposit protection details
- Right to Rent checks
Keep these stored digitally and backed up, ready to register when the property portal goes live.
Review your insurance and mortgage terms
Some lenders or insurers may place conditions around:
- Accepting tenants with pets
- Letting on periodic terms
- Changes in eviction procedures
Contact your provider early to avoid issues later.
Speak to your property manager
A good Brighton property management partner can take a huge weight off your shoulders. From updating paperwork to guiding on Section 8 notices, they’ll help you stay compliant – and stress-free.
🔗 Need expert support? Let’s talk: https://www.belvoir.co.uk/offices/brighton/
What If You Don’t Comply?
Non-compliance with the Renters’ Rights Act 2026 could lead to:
- Fines of up to £30,000
- Loss of possession rights
- Reputational damage (especially with public registers in play)
In short: don’t risk it. Getting ready now protects your income, your reputation, and your tenants.
What’s Still To Come?
While many aspects of the Act are confirmed, a few details are still in progress – including:
- Final design and launch date of the landlord portal
- Exact Section 8 grounds and notice periods
- Guidance on fair pet refusals
We’ll be keeping a close eye on developments and updating Brighton landlords as soon as more is announced.
Final Thoughts: Act Now To Stay Ahead
With 100 days to go, the clock is ticking – but there’s still time to prepare properly.
The Renters’ Rights Act 2026 isn’t about punishing landlords. It’s about professionalising the sector and creating better experiences for everyone involved.
At Belvoir Brighton, we’ve supported hundreds of landlords through legislative changes before – and we’re ready to help you do the same.
Because when property is personal, getting it right really matters.
