The Renters’ Rights Act is one of the biggest changes to private renting in England for years. For landlords in Derbyshire and Staffordshire, the challenge is not just following the headlines. It is understanding what the new framework means in practical terms, and what needs attention now. The Act received Royal Assent on 27 October 2025, and key tenancy reforms come into force from 1 May 2026. (GOV.UK)
At Scoffield Stone, we are reviewing the detail closely so landlords across South Derbyshire and East Staffordshire can prepare with confidence. Whether you let a property in Hilton, Etwall, Repton, Willington, Findern, Burnaston, Egginton or Mickleover, the message is similar. Good systems, accurate records and timely action matter more in a more structured lettings environment.
What the Renters’ Rights Act changes
The Renters’ Rights Act is not one isolated reform. It changes how tenancies are structured, how rent increases work, how possession is handled, and how landlord obligations are enforced. The legislation abolishes assured shorthold tenancies and provides for assured tenancies to be periodic, with the rent period not exceeding a month. It also changes possession grounds and restricts rent in advance. (Legislation.gov.uk)
That matters because many landlords and agents have worked within the same tenancy model for years. Therefore, landlords now need to look more carefully at tenancy setup, rent clauses, notices, communication records and the way issues are documented from day one.
A more structured lettings environment
The practical direction of travel is clear. The government says the reforms are designed to bring in new rights and responsibilities for landlords, letting agents and tenants. As a result, everyday management standards become more important, because the system depends more heavily on process and evidence. (Housing Hub)
For well organised landlords, that should not be alarming. However, it does mean small gaps in administration may cause bigger problems later.
The familiar tenancy model is changing
One of the biggest changes is the move away from the assured shorthold tenancy model. The Act abolishes fixed term assured tenancies and assured shorthold tenancies, replacing them with a periodic assured tenancy structure. Government guidance also explains that these reforms will affect new lettings and most existing private rented tenancies in England. (Legislation.gov.uk)
This matters because many landlords have relied on fixed terms to plan reviews, renewals and future decisions. Under the new framework, landlords will need to think more carefully about the tenancy at the start, because the old assumptions around endings and renewals no longer apply in the same way.
Why this matters in practice
When rules become more process driven, detail matters more. For example, landlords should make sure records are complete, communication is clear and management decisions are documented properly. Good administration has always been useful. Under the new framework, it is likely to be even more important.
Section 21 is going, but landlord rights remain
The removal of section 21 is understandably one of the biggest concerns for landlords. The government states that the Act ends section 21 no fault evictions. At the same time, the legislation updates the possession framework and continues to provide statutory grounds for possession. (GOV.UK)
The practical message is important. This is not about landlords losing all rights. Instead, it means possession becomes more dependent on the correct ground, the right evidence and the right procedure.
Because of that, landlords should review:
- tenancy agreements
- notice processes
- rent account records
- inspection notes
- repair logs
- written communication with tenants
Clear records support better management now, and they may also support landlords later if a formal route becomes necessary.
Rent increases and upfront payments also need attention
The Act also introduces a statutory process for rent increases and prohibits certain rent in advance practices. Those changes sit alongside the wider tenancy reforms, so landlords should not look at section 21 in isolation. The full package affects how a tenancy is created, managed and reviewed over time. (Legislation.gov.uk)
Therefore, now is a good time to check whether your current paperwork and payment processes still fit the new legal framework.
Standards, enforcement and landlord accountability are moving higher up the agenda
Government guidance describes the Act as a broad reform package that will improve the current system for renters and landlords. It also sits alongside wider work on standards, enforcement and landlord accountability in the private rented sector. In practical terms, that means landlords should expect closer attention on compliance, condition and consistent management. (GOV.UK)
For good landlords, this should feel like a prompt rather than a threat. If your properties are well maintained, your paperwork is in order and your response times are sensible, you are already building the habits that matter most.
Timing and transition matter
The official information sheet says that from 1 May 2026 the Act will give tenants new rights and introduce new rules for private landlords. The government has also published guidance for landlords and an official information sheet that landlords and agents must give to tenants. (GOV.UK)
That means landlords do not need to panic. It also means preparation should not be left until the last moment. Transitional details, existing tenancy arrangements and internal processes all deserve a careful review before the new rules begin.
What landlords should do right now
The sensible response is preparation, not panic. Landlords should now review:
- how new tenancies are set up
- how terms and documents are issued
- how rent is reviewed and recorded
- how maintenance and repairs are tracked
- how inspections are logged
- how communication is kept clear and consistent
- how quickly issues are followed up
Also, keep an eye on official guidance rather than relying on commentary alone. The government has already published landlord guidance, a landlord checklist and the required tenant information sheet, which makes it easier to review what the first stage means in practice. (GOV.UK)
Local note for Derbyshire and Staffordshire landlords
For landlords in our patch, national law still plays out in a local market. A landlord with one property in Hilton may face different practical issues from someone managing homes across Etwall, Repton, Willington, Findern, Burnaston, Egginton or Mickleover.
That is why local knowledge still matters. The legislation is national, however the day to day decisions are always local. Good advice should reflect both.
How Scoffield Stone is helping landlords prepare
At Scoffield Stone, we are reviewing how the reforms may affect tenancy setup, notices, rent handling, documentation and wider portfolio management. Our role is to stay informed, adapt early and help landlords remain organised as the legal framework changes.
That support matters because legislative change often creates uncertainty. Clear processes, sensible record keeping and practical guidance help reduce that uncertainty.
FAQ
When does the Renters’ Rights Act start to affect landlords?
Key tenancy reforms begin from 1 May 2026, according to the official government information sheet. (GOV.UK)
Will assured shorthold tenancies still be used?
No. The legislation abolishes assured shorthold tenancies and moves the framework to periodic assured tenancies. (Legislation.gov.uk)
Is section 21 really ending?
Yes. The government says the Act ends section 21 no fault evictions. (GOV.UK)
Can landlords still regain possession?
Yes, landlord rights remain within the statutory possession framework, although the route depends more on the correct ground and proper evidence. (Legislation.gov.uk)
Is this article legal advice?
No. This article is general guidance only. Specific cases may still need tailored legal advice.
Final thoughts
The Renters’ Rights Act is a major reform, but the most useful response is preparation. Landlords who review their systems, strengthen their paperwork and stay close to official guidance will be in a stronger position as the new rules take effect.
If you are a landlord in South Derbyshire or East Staffordshire and want practical support, contact Scoffield Stone for clear local lettings guidance.