The Renters’ Rights Act 2026: What It Means for Tenants and Landlords in Barnet & Enfield

At Cottage Fields, with our established estate agency branches in Barnet and Enfield, we are committed to keeping landlords and tenants fully informed about the latest changes in the UK property market. One of the most significant updates in recent years is the Renters’ Rights Act 2026, which comes into effect on 1 May 2026.

This landmark legislation reshapes the private rental sector, bringing major changes to tenancies, rent increases, and tenant protections. Whether you are a landlord or tenant in North London, understanding these changes is essential.

What Is The Renters' Right Act 2026? 

The Renters’ Rights Act introduces a new framework for private rented sector tenancies, aiming to create a fairer and more secure system. These changes apply to most tenants with assured or assured shorthold tenancies, and they will automatically take effect—even if tenancy agreements are not updated.

At Cottage Fields Barnet and Enfield, we are already helping clients prepare for these changes to ensure full compliance and smooth transitions.

The End of Fixed-Term Tenancies

One of the biggest changes is the abolition of fixed-term tenancies.

From May 2026:

• All tenancies will become rolling (periodic) tenancies
• There will be no fixed end date
• Tenancies will continue until either the tenant or landlord ends them legally

This offers tenants more flexibility while requiring landlords to adapt their long-term planning strategies.

Goodbye Assured Shorthold Tenancies (ASTs)

The traditional Assured Shorthold Tenancy (AST) structure is being removed.

Instead:

• All ASTs will automatically convert into Assured Periodic Tenancies
• Existing agreements remain valid, but their structure changes

For landlords across Barnet and Enfield, this is a major structural shift. Cottage Fields is supporting landlords with updated agreements and compliance guidance.

Rent Increases: New Rules

The Act introduces stricter controls on rent increases:

• Rent can only be increased once per year
• Landlords must provide at least 2 months’ written notice
• Increases must reflect market rate
• Tenants can challenge increases via a tribunal

Importantly, rent review clauses will no longer apply after May 2026.

This change promotes transparency and fairness, something Cottage Fields fully supports as part of a balanced rental market.

Section 21 Evictions Are Abolished

“No-fault evictions” under Section 21 will be completely removed.

From May 2026:

• Landlords must provide a valid legal reason to evict a tenant
• Evictions will rely on Section 8 grounds, such as:
• Rent arrears
• Anti-social behaviour
• Property damage

Additionally:

• Some grounds (like selling the property or moving in) cannot be used within the first 12 months

This change gives tenants greater security, while landlords must ensure all processes are legally robust.

Tenant Notice Periods

Tenants now have more flexibility:

• Can leave at any time
• Must provide at least 2 months’ notice
• Notice must be in writing

This creates a more fluid rental market, particularly in high-demand areas like Barnet and Enfield.

Pets in Rental Properties

A major win for tenants:

• Tenants now have the right to request a pet
• Landlords cannot unreasonably refuse
• Refusals must be justified in writing

This is a common issue we see at Cottage Fields, and we expect this change to significantly improve tenant satisfaction.

What About Student Lets?

There are specific rules for student tenants:

• Landlords can regain possession at the end of the academic year
• Must provide 4 months’ notice
• Applies only if prior written notice has been given

This is particularly relevant for landlords managing student properties across North London.

What This Means for Landlords in Barnet & Enfield

For landlords, the Renters’ Rights Act 2026 means:

• Reviewing and updating tenancy agreements
• Understanding new eviction rules
• Planning for longer-term tenancies
• Ensuring rent increases follow legal procedures

At Cottage Fields, we provide expert landlord support, ensuring full compliance while maximising rental returns.

What This Means for Tenants

Tenants benefit from:

-Greater security and stability

- Protection from unfair eviction

- Clearer rent increase rules

- More flexibility and rights

If you are renting in Barnet or Enfield, our team at Cottage Fields is here to guide you through your rights and options. 

Please get in touch with us today for any enquiries at lettings@cottagefields.co.uk alternatively call us on 020 3621 8621