A practical guide for landlords, what is changing, when it takes effect, and what you need to do.
The Renters’ Rights Act is the most significant reform to the private rented sector in a generation. It redraws where landlords and tenants stand with each other, handing renters considerably more protection and loading fresh duties onto owners and agents alike.
As your local lettings agent, we have prepared this guide so you can understand exactly what the Act means for you, plan ahead, and continue to let your property with confidence.
Phase 1: Section 21 abolished and the new tenancy structure begins.
Deadline to provide the Government Information Sheet to every named tenant.
Phase 2: the PRS Landlord Database and Landlord Ombudsman roll-out begins.
Phase 3: the Decent Homes Standard and Awaab’s Law extended to the private rented sector.
From 1 May 2026, landlords can no longer end a tenancy using a Section 21 notice. Instead you must rely on Section 8 of the Housing Act 1988 and state a specific legal ground for possession. Revised and new grounds include:
Notice periods range from two weeks to four months depending on the ground. Serving the correct notice in the correct form is vital to avoid delays.
Fixed-term assured shorthold tenancies are abolished. Every tenancy becomes a rolling periodic tenancy, including existing fixed terms, and tenants can leave by giving two months’ notice at any time. You can no longer lock a tenant in for six or twelve months, but the revised grounds give clear routes to regain your property for a legitimate reason.
Rent may be increased once per year using a Section 13 notice with at least two months’ written notice, and must reflect market rent. Tenants who disagree can challenge it at the First-tier Tribunal. Keep evidence of comparable local rents, we can provide a rental market appraisal to support any proposed increase.
You must publish an asking rent for each property and may not invite, encourage or accept offers above it. Set a realistic asking rent from the outset, our lettings team can advise on pricing to attract quality tenants quickly.
It will be illegal to operate blanket bans on tenants who receive benefits or who have children, covering direct and indirect discrimination. Individual affordability assessments remain permitted, but “No DSS” or “No Children” policies must be removed from all marketing and processes.
Tenants have a strengthened right to request a pet and you cannot unreasonably refuse. If you consent, you cannot require the tenant to take out pet insurance or charge them for cover. The clause that would have permitted it was stripped out before the Act passed, so asking for it now falls foul of the Tenant Fees Act. Cover the risk through your own landlord policy instead, and make sure a professional inventory records the property in detail at check-in.
The Decent Homes Standard will extend to the private rented sector, covering structural condition, heating, damp, kitchen and bathroom facilities and general repair. Awaab’s Law will require landlords to investigate and remedy hazards such as damp and mould within set timescales. Proactive maintenance is more important than ever, we recommend a property health check before these standards take effect.
A national PRS Landlord Database is expected from late 2026, with all private landlords required to register and pay an annual fee. A new PRS Landlord Ombudsman is expected to become mandatory around 2028, giving tenants an independent route for dispute resolution without going to court.
Landlords must provide the official Renters’ Rights Act Information Sheet to every named tenant by 31 May 2026, digitally or printed. Failure to comply could result in a civil penalty of up to £7,000.
Local authorities have stronger investigatory and enforcement powers. A first breach can attract a civil penalty of up to £7,000, rising to £40,000 where the breach is serious or repeated. If you use a letting agent you may still be held responsible for their actions, so choosing a reputable, well-informed agent is essential.
It is a lot to take in, and none of it is yours to work out alone. Here is what our lettings and management team handles for you:
Give our lettings team a call and we will talk through what all this means for your particular property. No obligation.
Treat this page as background rather than legal advice. The Act is arriving in stages and the finer points are still capable of shifting, so take a solicitor's view on anything that affects you directly.