The Renters’ Rights Act is set to come into force in May 2026, bringing the biggest changes to the private rented sector in decades.
If you’re a landlord in Swindon, these reforms will significantly impact how you manage tenancies, increase rent, regain possession and advertise your properties.
Here’s everything Swindon landlords need to know — and how to prepare.
What Is the Renters’ Rights Act?
The Renters’ Rights Act introduces major reforms to rental law across England. It replaces the current assured shorthold tenancy (AST) system and strengthens tenant protections.
For landlords in Swindon and Wiltshire, this means new legal responsibilities and changes to long-standing processes.
When Does the Renters’ Rights Act Start?
The key implementation date is May 2026. From that point:
- Section 21 “no-fault” evictions will be abolished
- All tenancies will become periodic
- New rent increase rules will apply
- Restrictions on rent in advance will be enforced
- Landlords must consider pet requests
Further changes — including a landlord ombudsman and a national landlord database — are expected later in 2026.
Key Changes Affecting Swindon Landlords
1. Section 21 Evictions Abolished
The biggest headline change is the removal of Section 21.
Landlords will no longer be able to evict tenants without providing a legal reason. Instead, possession must be sought under revised Section 8 grounds.
This means Swindon landlords will need:
- Strong documentation
- Clear tenancy records
- Proper rent tracking
- Evidence if relying on rent arrears or anti-social behaviour
If you’re used to relying on Section 21 as a fallback, your strategy will need to change.
2. Fixed-Term Tenancies Ending
Under the new rules, all tenancies will become rolling periodic agreements.
Tenants can leave with two months’ notice at any time. Landlords must use statutory grounds to regain possession.
For Swindon buy-to-let landlords, this impacts:
- Portfolio planning
- Remortgage timing
- Cashflow forecasting
- Sales strategies
3. New Rent Increase Rules
From May 2026:
- Rent can only be increased once per year
- Two months’ notice must be given
- Increases must be done via a formal Section 13 process
- Tenants can challenge increases at tribunal
This will directly affect landlords in high-demand areas of Swindon such as Old Town, North Swindon and Wichelstowe, where rental values have been rising.
Strategic pricing from the outset will become more important than ever.
4. Ban on Rental Bidding & Limits on Rent in Advance
The Act will:
- Ban rental bidding wars
- Prevent landlords from accepting offers above the advertised rent
- Limit rent in advance to one month
For Swindon landlords, this changes how properties are marketed and how tenant affordability is assessed.
5. Pets and Anti-Discrimination Rules
Landlords must consider pet requests and cannot unreasonably refuse them.
In addition, refusing tenants simply because they:
- Receive benefits
- Have children
will be unlawful.
Clear policies and proper referencing will be key.
“The introduction of the Renters’ Rights Act in May 2026 represents the most significant change to private rented sector legislation in decades. For Swindon landlords, preparation is key, reviewing tenancy templates, understanding the new possession grounds and building clear communication with tenants will be essential to navigate this new legal landscape successfully.” — Cindy Petts, Head of Property Management
How the Renters’ Rights Act Will Affect the Swindon Rental Market
Swindon has a strong rental market, driven by:
- Commuters to Bristol and Reading
- Local employment hubs
- Ongoing housing development
However, increased regulation may lead to:
- Some landlords exiting the market
- Reduced supply
- Continued upward pressure on rents
Professional landlords who adapt early are likely to be in the strongest position.
What Swindon Landlords Should Do Now
To prepare for May 2026:
✔ Review tenancy agreements
✔ Understand new Section 8 grounds
✔ Audit compliance paperwork
✔ Plan rent review strategy carefully
✔ Consider professional property management
The landlords who prepare now will avoid costly mistakes later.
