RENTERS’ RIGHTS ACT · JULY 2026

The Renters’ Rights Act is here: what Birmingham landlords need to do now

The biggest change to private renting in a generation stopped being a headline and became the law of the land on 1 May 2026. Two months in, here’s what has actually changed, what we’re seeing on the ground in Birmingham — and the checklist every local landlord should be working through.

What changed on 1 May 2026

Every tenancy is now periodic. Fixed-term assured shorthold tenancies no longer exist — existing fixed terms converted automatically to periodic assured tenancies. Tenants can leave with two months’ notice; landlords need a legal ground to seek possession.

Section 21 is gone. The “no-fault” notice was abolished outright. Possession now goes through the strengthened Section 8 grounds — including sale of the property and moving back in — with proper evidence and correct service. Get the paperwork wrong and you lose months.

Rent rises follow one route. Increases must use the statutory Section 13 process (Form 4A), normally once a year, and tenants can refer an increase to tribunal.

Advertising and letting rules tightened. Rental bidding is banned (you must advertise a price and can’t take more), rent in advance beyond the first period can’t be required on new tenancies, and it’s unlawful to discriminate against applicants with children or on benefits. Tenants also gained a stronger right to keep pets, refusable only with good reason.

More is coming. The national PRS database begins rolling out from late 2026 and a landlord ombudsman scheme is expected to follow in 2028 — membership will not be optional.

What we’re seeing in Birmingham

Demand hasn’t blinked: Birmingham’s average private rent reached about £1,088 in May 2026, up 3.3% on the year (ONS Price Index of Private Rents). Good homes in Hall Green, Moseley and Kings Heath still let fast. What has changed is the cost of sloppiness — under the new regime, weak referencing, missing certificates or a botched notice can’t be papered over later with a Section 21. Selection and process now decide outcomes.

Your July 2026 checklist

1. Tenancy paperwork — new tenancies need Renters’ Rights-compliant written terms; existing tenants should have received the government information sheet.
2. Possession strategy — if you were relying on “I’ll just serve a 21 if it goes wrong”, you need a new plan built on referencing and documentation.
3. Rent reviews — diarise annual Section 13 reviews with evidence to support the figure.
4. Compliance file — gas (annual), EICR (5-yearly), EPC (minimum E now; plan for C by 2030), smoke and CO alarms, deposit protected within 30 days with prescribed information served.
5. Licensing — parts of Birmingham fall under selective licensing; check your postcode before marketing.
6. Pets and applicants — update your criteria: blanket “no pets, no children, no benefits” policies are now unlawful.

The honest takeaway

The Act rewards exactly what good landlords and good agents already did: careful tenant selection, airtight paperwork, prompt maintenance. If that’s how your property is run, this is manageable. If it isn’t, 2026 is the year to fix it — or to hand it to someone who does this all day. That’s what our Fully Managed service is for.

Sources: Renters’ Rights Act 2025 (commencement 1 May 2026); ONS Price Index of Private Rents, May 2026. This article is general guidance, not legal advice.