The biggest shake-up to private renting in a generation is almost here. The Renters' Rights Act comes into force on 1 May 2026, reshaping the relationship between landlords and tenants across England. If you let property in Cambridge or the surrounding villages, understanding these changes is essential — both to stay compliant and to keep good tenants happy. Here is a clear summary of what is changing and what you need to do.
The headline change is the abolition of Section 21, the so-called "no-fault" eviction. Previously, landlords could end a tenancy by giving two months' notice without giving a reason. That route is being closed. To regain possession, you must rely on a specified, valid ground — for example that you intend to sell the property, that you or a close family member wish to move in, or that the tenant is in breach of their agreement.
In practice this means clearer documentation and a stronger emphasis on getting the right tenant in the first place. Thorough referencing and a well-managed tenancy matter more than ever.
Fixed-term assured shorthold tenancies are being phased out. All tenancies will run as rolling periodic agreements, continuing month to month with no fixed end date. Tenants can leave by giving two months' notice at any point.
For landlords this brings more flexibility in some respects, but less certainty of a guaranteed term. Building a good relationship with reliable tenants who want to stay long term is the best way to protect your rental income under the new system.
Rent will be able to be increased only once a year, and you must give tenants at least two months' written notice using the correct process. You also cannot demand more than one month's rent in advance, and you must not let a property for more than the advertised price. Tenants who believe a proposed increase is above market rate can challenge it at tribunal.
The practical takeaway is to set rents accurately from the outset and review them sensibly each year, in line with genuine market movements. In Cambridge, where average rents reached around £1,800 a month in early 2026, pricing in step with the local market protects both your yield and your relationship with tenants.
There are concrete actions every landlord must take:
Keeping pace with this much change is a real burden if you self-manage. A good letting agent stays on top of the legislation, issues the correct notices and documents, references tenants thoroughly, and ensures every tenancy is compliant from day one. For many Cambridge landlords, professional management has shifted from a convenience to a genuine safeguard.
The Renters' Rights Act ends no-fault evictions, replaces fixed terms with rolling tenancies, tightens the rules on rent increases and advance payments, and adds new compliance duties. None of this needs to be alarming — but it does need attention. Getting your agreements, notices and records in order now will save you trouble later. If you would like help making sure your Cambridge lettings are fully compliant, our lettings team is here to guide you through every requirement.
The Act comes into force on 1 May 2026, applying to tenancies across the private rented sector in England.
Yes. Section 21 is being abolished, but you can still seek possession using valid grounds, including rent arrears or other breaches, and grounds such as needing to sell or move in.
Once a year, with at least two months' written notice, and in line with market rates. Tenants can challenge increases they believe are excessive.
