The Renters’ Rights Act is set to transform the legal rights of renters and the obligations placed on landlords. It introduces a new set of regulations that landlords will need to comply with.
This guide is intended for landlords and property investors and outlines what the Renters’ Rights Act will change, how these changes may affect you and what steps you may need to take.
The biggest changes to renters’ rights in a generation
The Government has described the Renters’ Rights Act as the most significant increase to the rights of private renters in a generation.
The aim is to support renters and their families who may be concerned about their current tenancy arrangements and the condition of their rented homes, as well as to help prospective tenants secure housing more easily.
Although the regulations will be phased in, it is essential that you understand the Renters’ Rights Act and begin preparing ahead of time.
What are the key changes in the Renters’ Rights Act?
The Act introduces a major set of reforms that increase tenant rights and expand landlord responsibilities.
Abolishing no-fault evictions
One of the most significant changes is the abolition of Section 21 of the Housing Act 1988, which allows landlords to remove tenants without providing a reason, once a notice has been served and court order has been acquired.
Under the Act, landlords will no longer be able to use Section 21. Instead, they will be required to provide a valid reason for seeking possession, and these reasons must fall within the grounds set out in Section 8 of the Housing Act 1988.
Grounds for possession under Section 8 include:
If you intend to sell your property, you must give tenants four months’ notice to allow them adequate time to secure alternative accommodation.
The Government has confirmed that Section 21 will be abolished from 1 May 2026. Until commencement, you may still be able to serve a Section 21 notice.
If a tenant does not leave by the expiry of a valid notice, you may apply to the court for a possession order, but only until 31 July 2026. After that deadline, no further Section 21 applications can be made.
The removal of Section 21 represents a major shift for both landlords and tenants. Landlords will have a legal duty to give clear, lawful reasons for seeking possession. While this may result in more disputes, following the new legal process should make possession claims more straightforward.
Introduction of periodic tenancies to replace fixed-term assured tenancies
The Act will also introduce structural changes to tenancy agreements.
All assured tenancies will become periodic, operating on a month-to-month basis, or shorter, depending on the rent payment frequency.
Again, ending an assured tenancy will require landlords to rely on the grounds in Section 8 of the Housing Act 1988.
Fixed-term assured tenancies will no longer bind the tenant into this fixed term. Instead, existing fixed-term assured tenancy agreements will convert into periodic tenancies before the end of their term.
Tenants will be required to give landlords two months’ notice if they wish to leave the property.
Changes to rent increases and bidding wars
The Act also introduces reforms to rent increases and the renting process from 1 May 2026. These include:
Landlords may be concerned about reduced flexibility to maximise income, as any additional revenue must come through annual rent adjustments alone.
Councils across England will be legally responsible for overseeing these new rights and will have strengthened enforcement powers.
These include fines of up to £7,000 for breaches, rising to £40,000 where a landlord repeatedly breaches the rules or commits a serious offence.
Tenants and local authorities will have extended powers in regard to rent repayment orders, requiring landlords to repay rent where offences have been committed.
Updates to discriminatory behaviour
The Act provides clarity on discriminatory actions and strengthens protections for tenants, as follows:
Ending discrimination against tenants’ circumstances
The Act emphasises fairness and equal opportunity. As a landlord, you must not refuse a tenancy because a prospective tenant has children or receives benefits.
You may still carry out legitimate checks to assess suitability, but you must ensure circumstances such as family status or benefit status do not form the basis of refusal.
Failing to treat tenants fairly can result in fines from local authorities and can lead to further disputes, so it is important to follow the regulations.
Tenants having pets in the property
The Act provides clarification regarding tenants’ ability to keep pets.
Landlords must consider requests for pets and cannot refuse them outright. If you decline a request, you must provide a clear and reasonable justification. Tenants may challenge refusals they consider unfair.
The Act recognises that property damage is a concern and allows landlords to require the tenant to obtain pet insurance to cover potential damage. This protects your interests, while allowing tenants the opportunity to keep pets.
The introduction of new services to help landlords
The Renters’ Rights Act also introduces measures to support landlords in understanding their obligations and resolving disputes more efficiently.
Creating a Private Rented Sector Database
The Act provides for a private rented sector database, which landlords will need to register with.
The purpose of the database is to:
Landlords will need to:
A service fee is expected, although the details have not yet been finalised. Work on the database is expected to begin in late 2026.
Introduction of a Private Rented Sector Landlord Ombudsman
The Act will introduce a dedicated Ombudsman to help resolve disputes between landlords and tenants.
The Ombudsman’s responsibilities will include:
The Ombudsman’s decisions will aim to be fair, impartial and efficient. Enforcement mechanisms are expected to work alongside local authority powers rather than through the Ombudsman directly.
The Ombudsman is expected to be rolled out in phases, beginning in late 2026 and completing in 2028.
Increased powers for local authorities
The Act significantly expands the powers of local councils and housing authorities to enforce landlord compliance.
New investigatory powers will allow authorised officers to:
Councils must write to the individual under investigation and specify that the request is made under Section 114 of the Renters’ Rights Act 2025.
Civil penalties for non-compliance may reach up to £7,000 and can rise to £40,000 for persistent or serious breaches.
These investigatory powers came into force on 27 December 2025.
Extending existing laws to private sector landlords
The Renters’ Rights Act also expands certain laws previously limited to social housing landlords so that they apply to the private sector.
The Decent Homes Standard
The Decent Homes Standard sets out minimum housing quality requirements. Its extension to private landlords is intended to improve safety and reduce poor-quality homes.
Landlords may need to undertake improvements to comply, including meeting Housing Health and Safety Rating System (HHSRS) requirements.
The Government held a consultation on potential reforms in September 2025, so further updates may follow.
The Standard is expected to be introduced to the private sector between 2035 and 2037.
Awaab’s Law
Awaab’s Law, introduced in the social housing sector in October 2025, will also apply to private landlords in the future.
It requires landlords to:
Exact commencement dates for private landlords have not yet been confirmed, so it is important to stay updated.
Start your preparations straight away
Although the Renters’ Rights Act is now law, many of the new regulations will be introduced in stages.
Understanding the Act, reviewing your properties, contracts and procedures and preparing early will help ensure compliance.
Our team is here to support you so that you understand your responsibilities under the Renters’ Rights Act and feel confident in implementing the necessary changes.
Preparation is essential, as the reforms will significantly reshape the private rental sector. Get in touch with us to ensure you are ready.
We can help:
Landlords and Managing Letting Agents need to know that their paperwork is in order and we can help you achieve this. If you need advice regarding a current property we are more than happy to outline your options. Most of our services are on a fixed fee so you can budget for your legal costs.
If you are a managing agent our Jordan Johnson can help you review your clients portfolio. Jordans helps many letting agents and can carry out this service for a fixed fee.
If the paperwork is not correct or the legal process is not followed precisely you will suffer delays and additional costs so it is imperative that you seek expert legal advice before acting.
If you are a tenant facing eviction we can also advise on your options.
Contact our Litigation team for a breakdown of our fixed fees and detailed advice now the law has significantly changed.
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