The Renters’ Rights Act: what landlords need to know
The biggest change to renting in England for over 30 years. Here’s what’s changed, what’s coming, and how we help you stay compliant.
What’s changed
- No more Section 21You can no longer end a tenancy without a reason. To get your property back you need a legal ground under Section 8, such as selling, moving in yourself or family moving in, or rent arrears.
- Tenancies roll on month to monthFixed terms have gone. New and existing assured shorthold tenancies became periodic assured tenancies on 1 May 2026. Tenants can leave with 2 months’ notice.
- Rent goes up once a year, by formal noticeIncreases must use the Section 13 notice, no more than once a year, with 2 months’ notice. Tenants can challenge an increase above market rent at a tribunal.
- No bidding wars, and one month’s rent in advanceYou can’t accept offers above the advertised rent, and you can’t ask for more than one month’s rent before the tenancy starts.
- Pets, children and benefitsTenants can ask to keep a pet and you can’t refuse without a good reason. You can’t turn people away because they have children or receive benefits.
What’s next
- Private Rented Sector DatabaseEvery landlord and rental property will need to be registered. It is due to start rolling out region by region from late 2026.
- Landlord OmbudsmanA new ombudsman will deal with tenants’ complaints. Joining is expected to become compulsory for landlords in 2028.
- Decent Homes Standard and Awaab’s LawMinimum standards and repair deadlines for hazards like damp and mould will be extended to private rentals. Dates are still to be confirmed.
Based on the government’s implementation roadmap. Dates for the later stages may change; we’ll update this page when they do. This is a summary, not legal advice. Read the GOV.UK roadmap.
Let us keep you compliant
The new rules put more paperwork and more risk on landlords. With our fully managed service, we take care of it.
- Correct tenancy paperwork and information sheets
- Rent reviews using the proper Section 13 notice
- Section 8 notices served correctly when you need your property back
- Gas, electrical and EPC certificates kept up to date
- Database registration when it opens
- One local contact who knows the rules
Landlord questions about the new rules
Can I still sell my property if it’s tenanted?
Yes. Selling is a legal ground for possession, but not in the first 12 months of a tenancy, and you must give 4 months’ notice. You can also sell with the tenant in place.
Do I need to do anything for my existing tenants?
Yes. You had to give existing tenants the government’s Renters’ Rights Act information sheet by 31 May 2026. If you didn’t, contact us and we’ll help you put it right.
Does this apply to my property in Scotland or Wales?
No. The Renters’ Rights Act covers private rentals in England.
Will you handle this for me?
If we fully manage your property, yes. We serve the right notices, keep the paperwork compliant and keep you up to date as the next stages come in.
Worried about the new rules?
Talk to your local team. We’ll look at your tenancies and tell you what needs doing.
