The way landlords let property in England changed significantly on 1 May 2026.
The Renters’ Rights Act 2025 introduced a new tenancy system, abolished Section 21 ‘no-fault’ evictions and changed the rules around rent increases and possession. These reforms apply to private landlords across Shrewsbury, whether they own a single flat in SY1 or a larger portfolio across SY2 and SY3.
For landlords, the priority now is making sure tenancy paperwork and management processes reflect the rules that are actually in force.
Belvoir Shrewsbury can help landlords understand how the changes affect their properties and manage their ongoing responsibilities.
What changed on 1 May 2026?
The first major phase of the Renters’ Rights Act came into force on 1 May 2026.
Existing assured shorthold tenancies generally became assured periodic tenancies, while new private tenancies are also assured periodic tenancies. Section 21 was abolished for new and existing tenancies as part of the same reforms.)
That makes May 2026 an important dividing line for landlords.
Fixed-term tenancies have ended
Under the new system, assured tenancies are periodic rather than having a fixed end date.
Tenants can generally end their tenancy by giving up to two months’ notice. Transitional rules can apply to tenancies and notices dating from before 1 May, so landlords shouldn’t assume that every older agreement should be handled in exactly the same way.
For landlords accustomed to six or twelve-month ASTs, this requires a different approach to planning.
A tenant may stay for several years, or decide to move with the appropriate notice. Maintaining good communication and keeping the property attractive to reliable tenants therefore remain important parts of reducing unnecessary void periods.
Section 21 has been abolished
Landlords can no longer issue new Section 21 notices.
Instead, a landlord who needs possession must use an appropriate legal ground and follow the relevant Section 8 procedure. The reforms introduced new and revised possession grounds to cover circumstances such as selling a property or a landlord needing it as a home, alongside grounds relating to matters such as rent arrears and antisocial behaviour.
Keep accurate records
The change makes good record keeping particularly important.
Landlords should retain tenancy documentation, rent statements, correspondence and records relating to property inspections, maintenance and reported problems.
If possession becomes necessary, the correct ground, evidence and notice period will depend on the circumstances. Landlords should check the latest government guidance or obtain professional legal advice rather than relying on an old Section 8 template.
There are also transitional arrangements for possession notices served before 1 May 2026. Those cases have specific deadlines and shouldn’t be confused with possession proceedings started under the new system.
Review how rent increases are handled
Rent reviews are another area where landlords need to update their processes.
Under the new assured periodic tenancy system, rent can normally only be increased once a year. A landlord must use the statutory Section 13 process and give at least two months’ notice using the prescribed Form 4A.
Tenants can ask the First-tier Tribunal to determine the rent if they believe a proposed increase is above the open market rent.
Use current Shrewsbury rental evidence
For landlords in Shrewsbury, this makes accurate rental valuations particularly useful.
Rather than choosing an increase based on a broad national figure, landlords should look at comparable homes currently being let in their part of the town.
A two-bedroom property in central SY1 won’t necessarily follow the same rental pattern as a family home in SY3. Property condition, energy efficiency, parking, outside space and exact location can all affect achievable rent.
Belvoir Shrewsbury can provide a local rental valuation to help landlords understand how their property compares with the current market.
Check the information given to tenants
The reforms also created new information requirements.
For many existing written tenancies, landlords or their managing agents were required to provide the government’s Renters’ Rights Act Information Sheet by 31 May 2026. Different rules can apply where valid possession proceedings dating from before 1 May were still underway.
Landlords should therefore check their records rather than simply assuming the required information was issued.
Where Belvoir manages the property, the relevant responsibilities can be incorporated into the management process.
Don’t confuse future reforms with today’s requirements
This is an especially important point for landlords reading about the Renters’ Rights Act online.
Not every measure contained in the Act came into force on 1 May 2026.
The government’s implementation roadmap divides the reforms into phases. The Private Rented Sector Database is expected to begin its rollout from late 2026. The Landlord Ombudsman will follow, with mandatory landlord membership currently expected in 2028.
The extension of the Decent Homes Standard and Awaab’s Law to the private rented sector is also a later phase. The implementation dates remain subject to further work and consultation.
That means Shrewsbury landlords shouldn’t claim to be registered with a database that hasn’t yet completed its rollout or treat future Decent Homes Standard requirements as though they are already fully operational.
They should, however, prepare.
Keeping safety certificates, property information and compliance records organised now should make future registration considerably easier.
Other changes landlords shouldn’t overlook
The Act goes beyond tenancy structures and possession.
From 1 May 2026, new rules also strengthened protections against discrimination towards prospective tenants who have children or receive benefits. Rental bidding practices have also been restricted, with landlords and agents required to advertise an asking rent rather than encouraging applicants to compete above it.
Local authorities have also received stronger enforcement powers, while maximum civil penalties for certain housing offences increased from £30,000 to £40,000 from 1 May 2026.
For landlords, compliance is therefore about much more than updating the tenancy agreement.
What should Shrewsbury landlords do now?
A sensible compliance review should cover the whole letting process.
Landlords should check that existing tenancy documentation reflects the periodic tenancy system, confirm that required Renters’ Rights Act information has been provided, review their rent increase procedure and make sure they understand the new possession grounds.
Property records should also be kept organised. Gas safety documents, EPCs, electrical safety records, deposit information, maintenance reports and correspondence should be easy to retrieve when needed.
Finally, landlords should keep track of the next phases of the Act rather than waiting until another deadline arrives.
Why local management matters in Shrewsbury
Legislation applies nationally, but successful property management is still local.
Rental demand and achievable rents can vary considerably between Shrewsbury neighbourhoods. Town-centre flats, Victorian terraces, modern apartments and larger family homes can each attract different tenants and require different marketing strategies.
A local letting agent can combine knowledge of those differences with the systems needed to manage tenancy administration, rent collection, maintenance and changing compliance requirements.
Belvoir Shrewsbury can support landlords across SY1, SY2, SY3 and the surrounding area, whether they want help finding a tenant or ongoing professional property management.
Stay prepared as rental reform continues
The Renters’ Rights Act has already changed some of the fundamentals of private renting, but implementation isn’t finished.
For Shrewsbury landlords, the best approach is to deal with the rules already in force while preparing sensibly for the reforms still to come. That means keeping good records, using the correct tenancy and rent review processes and regularly checking that every property remains compliant.
Landlords who want to understand what their Shrewsbury property could achieve in the current rental market can arrange a valuation with Belvoir.
The Belvoir Shrewsbury team can also discuss property management and the practical impact of the Renters’ Rights Act on individual properties or portfolios.