The Renters' Rights Act

What the changes mean for landlords

Major reforms to the private rented sector are coming. The Renters' Rights Act will significantly change how landlords manage tenancies, regain possession, set rent, and meet property standards. The reforms will be introduced in three phases, starting on 1 May 2026.
 

Read official guidance and check your responsibilities on GOV.UK here.

Key changes:

• local councils will have stronger powers to investigate and enforce compliance
• higher fines and penalties will apply for breaches of rental law
• greater emphasis will be placed on fair treatment, transparency, and property standards

What you should do now:

• stay informed via GOV.UK
• review your property portfolio for compliance risks
• update tenancy agreements and internal policies
• carry out regular inspections
• maintain compliance and record keeping systems
• engage with professional landlord bodies for support and updates

You can find a summary of the key changes in each phase and how to prepare below.

Phase 1 - May 2026

Changes effective from 1 May 2026.
 

End of Section 21 "No Fault" Evictions

Section 21 notices will be abolished. Landlords will only be able to regain possession using specific, legally defined possession grounds:

• within the first 12 months: notices can only be served in limited cases (for example: serious rent arrears or antisocial behaviour)
• after 12 months: possession may be sought for defined reasons, such as selling the property or moving in, with at least 4 months' notice
   

End of Fixed Term Tenancies

All fixed term assured and assured shorthold tenancies (ASTs) will end. Tenancies will become 'rolling' assured periodic tenancies.

Tenants can stay indefinitely unless: 

• they give notice, or
• the landlord serves a valid notice based on lawful grounds, or
• a court grants possession

Tenants may end the tenancy at any time by giving 2 months' notice.

Rent increases

Rent can only be increased once a year. Increases must reflect the market rate and tenants must receive at least 2 months' written notice.

Tenants can challenge increases at the First tier Tribunal.

Advance rent

Landlords can only request one month's rent in advance. No rent payments can be taken before the tenancy agreement is signed.

Written agreements

All tenancies must be in writing.

Right to request a pet

Tenants have a legal right to request a pet. Landlords cannot unreasonably refuse - decisions must be fair, proportionate, and property specific.

End of rental bidding

It will be illegal to:

• invite offers above the advertised rent
• accept bids higher than the published asking rent
   

End of discrimination

Landlords must not discriminate against:

• tenants in receipt of benefits
• tenants with children
   

How to prepare

You should:

• review tenant selection processes to ensure non discriminatory practices
• assess applications based only on: 
  • affordability
  • references
  • credit history
• remove outdated policies that may unfairly exclude applicants
• make sure managing agents are fully compliant on your behalf
• publish a clear asking rent and do not accept higher offers
• familiarise yourself with the new possession grounds
• keep clear evidence if you plan to: 
  • sell
  • refurbish
  • move into a property
• improve communication with tenants
• develop a clear and fair pet policy
• set up an annual rent review calendar
• base rent increases on solid local market evidence
• keep detailed records of rent changes and justifications

You may find the Renters' Rights Act: Landlord Checklist on GOV.UK useful.

Phase 2 - Autumn 2026

Private Rented Sector Landlord Ombudsman

A mandatory Ombudsman scheme will resolve disputes. Decisions will be legally binding.

All landlords must register on a Private Rented Sector Database. All landlords will be required to register properties. The aim is to improve transparency and enforcement.

How to prepare for phase 2

You should:

• register with the Ombudsman scheme as soon as it opens
• prioritise clear communication to prevent disputes
• keep detailed records of:
  • repairs
  • complaints
  • tenant correspondence
• gather and maintain key documents: 
  • Gas Safety Certificate
  • EPC
  • Electrical Installation Condition Report (EICR)
• store all compliance documents in one central, accessible location
• implement systems to ensure no deadlines or renewals are missed

Phase 3 - Decent Homes Standard

Timescale to be confirmed.
 

Decent Homes Standard (Private Rented Sector)

The Decent Homes Standard will be extended to private rented properties. Landlords must make sure homes are:

• safe and well maintained
• free from serious hazards (for example: damp, mould, faulty wiring, poor insulation)
• fit for human habitation
• compliant with Awaab's Law, which sets strict timescales for addressing damp and mould - read more about Awaab's Law on GOV.UK
   

How to prepare for phase 3

You should:

• carry out a full property inspection (personally or professionally)
• identify and address potential hazards early
• budget for repairs and improvements
• respond promptly to repair requests to meet new legal deadlines
• have a clear and well communicated repairs process
• make sure tenants know: 
  • how to contact you
  • who to contact if you are unavailable