At DB Roberts, we are property management and lettings experts. We currently manage properties for hundreds of landlords who enjoy total peace of mind, knowing we keep their investments fully compliant.

Whether you are a landlord in Stafford or a tenant in Shrewsbury, Telford, or Wolverhampton, the fundamental rules of renting have shifted. This blog covers some of the major changes as of the 1st of May, though certainly not all of them.

Evictions: Section 21 is Gone

The "no-fault" eviction process has been abolished. 

For Tenants:  You can no longer be asked to leave without a specific, legal reason. This provides massive peace of mind and security in your home. 

For Landlords: To regain possession, you must now use  Section 8 and prove a "mandatory ground." Common grounds include wanting to sell the property or moving back in yourself. However, you cannot use these grounds during the first 12 months of a new tenancy.

Expert Insight: Our Head of Lettings and Property Management, Lisa Edwards, has recorded a series of Q&A videos on our social media pages. One key takeaway: if a landlord gives notice to sell, they cannot re-let the property within 12 months.

The End of "Fixed Terms"

Fixed-term contracts (the old 6 or 12-month blocks) are a thing of the past.

For Tenants: You are now on a rolling periodic tenancy from day one. You have the flexibility to end your tenancy at any time by giving two months' notice  in writing.

For Landlords: Stability now comes from a good relationship rather than a contract end date. You can no longer rely on a "guaranteed" 12-month term.

All existing ASTs automatically converted to this periodic model on May 1st.

Rent Increases & Bidding Wars

The financial side of renting is now strictly regulated to prevent "pricing out" and "bidding up." 

No Bidding:  Landlords and agents must advertise a set price and are prohibited  from accepting offers above that amount. 

Annual Rises:  Rent can only be increased once a year via the formal Section 13 process. 

Landlords must give two months' notice of any increase (doubled from the old one-month rule).

Capped Rent in Advance

Previously, it was common for tenants to offer several months' rent upfront to secure a property.

The new legislation has introduced strict caps to keep the market accessible. 

Landlords and agents can now only take a maximum of one month’s rent and the security deposit (capped at 5 weeks) before you move in.

No More Lump Sums: The practice of asking for 6 or 12 months’ rent upfront is now illegal. 

What This Means for Landlords

Risk Management: You can no longer use a massive upfront payment to offset a tenant with a low credit score or no guarantor. Instead, you should focus on Rent Protection Insurance and high-quality referencing. 

What This Means for Tenants

Budget Certainty:  Your rent will be paid in manageable, monthly installments. You cannot be "locked in" to paying for months you haven't lived in yet.

Pets & Discrimination

The Act aims to make the private rented sector more inclusive.

Pets:  Tenants have a legal right to request a pet. Landlords cannot "unreasonably" refuse and must respond within 28 days. To mitigate risk, landlords can now require tenants to have pet insurance. 

Families & Benefits: It is now illegal for a landlord or agent to have a blanket ban on tenants with children or those receiving Universal Credit. 

 

The 31st May Deadline:  If you are a landlord with existing tenants, you have until 31st May 2026 to issue the mandatory Information Sheet. Failure to do this can lead to significant penalties. 

 

Why Work With Experts?

The Renters’ Rights Act is complex, and the penalties for simple mistakes are higher than ever. We take the stress out of the equation. From serving the correct notices to ensuring your property meets the new Decent Homes Standard, we handle it all.

These are just some of the major shifts. For a full compliance health check or to discuss how we can manage your property portfolio, get in touch with our expert team in Telford, Shrewsbury, Stafford, or Wolverhampton today.

Explore our Property Management Service