Renters’ Rights Act guide

The Renters’ Rights Act brings some of the most significant changes to the private sector in a generation. Below, we cover what they are, what they mean for you and your tenants, and how you can prepare.

The first phase of the Renters’ Rights Act came into force on 1 May 2026. It introduced new rules for private landlords in England, including the abolition of no-fault (legally known as Section 21) evictions and fixed-term tenancies, along with new restrictions on rent increases.

The Act also aims to give tenants in the private rented sector greater protection. These include strengthening action against landlords who fall short of their legal obligations, introducing a Decent Homes Standard for the private rented sector (PRS), and making it illegal for landlords to discriminate against prospective tenants who receive benefits or have children.

Most of the changes apply to the private rented sector, although some provisions also apply to housing associations.

The Renters’ Rights Act received Royal Assent on 27 October 2025, and the first wave of changes came into force on 1 May 2026. Further provisions are expected later in 2026.

Included in the first wave of changes is the abolition of Section 21, the move to periodic tenancies, new possession grounds, and a ban on rental bidding.

Later in 2026, the government is expected to introduce the PRS database, and the Decent Homes Standard for the private renter sector, though exact dates haven’t been confirmed yet.

You can see the full implementation roadmap on the official government website.

The Act will deliver a wide range of changes with a phased approach. It’s expected to run till mid-2030s.

• Landlords will no longer be able to evict tenants without a legal reason
• All evictions will need to rely on specific possession grounds
• This increases tenant security and makes tenancy management more formal

• Most tenancies will become periodic (rolling) by default
• Tenants will be able to stay in a property indefinitely unless a valid legal reason is used to end the tenancy
• Tenants can leave by giving two months’ notice

While the bill provides more robust protection for tenants, landlords will still be able to regain possession for legitimate reasons such as:

• Selling the property
• Moving in
• Serious rent arrears
• Anti-social behaviour

• Rent increases will be limited to once per year
• Landlords must give at least two months’ notice
• Tenants will have the right to challenge increases they believe are above market value

• Properties must be advertised at a fixed asking rent
• Landlords and agents cannot accept offers above the advertised price
• Rent in advance will be capped at one month

It will be illegal to treat tenants unfairly if they:

• Receive benefits
• Have children

Crucially, this applies to advertising, viewings, and tenancy decisions

• Tenants will have the right to request a pet
• Landlords must consider requests within a set timeframe
• Any refusal must be based on reasonable grounds

• Local councils will have greater enforcement powers
• Financial penalties for non-compliance will increase
• Rent repayment orders will be strengthened for serious breaches

Councils gained enhanced investigatory powers, including:

• Property inspections
• Requests for documentation
• Access to third-party data where needed

This is designed to improve enforcement against non-compliant landlords.

Councils gained enhanced investigatory powers, including:

• Property inspections
• Requests for documentation
• Access to third-party data where needed

This is designed to improve enforcement against non-compliant landlords.

• A mandatory landlord registration system will be introduced
• Landlords will need to register each property and pay an annual fee (to be confirmed)

Required information will include:

• Landlord contact details
• Property information (type, size, occupancy)
• Safety compliance records (EPC, gas and electrical safety)

A new independent redress scheme will handle tenant complaints, and membership will be mandatory for all private landlords.

The service will:

• Resolve disputes quickly and independently
• Provide guidance to landlords on handling complaints
• Landlords will contribute via a regulated fee structure

More information on the government website.

A new minimum quality standard will apply to private rented homes. Properties will need to meet clear expectations around:

• Safety
• Condition
• Repair standards
• Local authorities will have stronger powers to enforce compliance

• Government proposals suggest rented homes may need EPC rating C or equivalent by 2030 (subject to final confirmation)
• This could require investment in insulation and energy efficiency improvements

• Existing housing safety rules are being reviewed and strengthened)
• New requirements are expected around responding to serious hazards more quickly

If you’re not quite ready for the changes, now’s a good time to consider preparing, so that you avoid any potential compliance issues. Let’s go through some of the steps.

Before anything else, it’s a good idea to really understand the new rules and how they might affect you, your tenants, and your property or properties.

Next, consider reviewing and updating new and existing tenancy agreements so that they’re compliant with the new legislation. For instance, the following sections will likely need adding or updating:

• Fixed-term tenancies converted to periodic tenancies
• Grounds for possession under Section 8
• Rent increase rules
• Pet ownership clauses
• Complaints and dispute resolution processes

The government has published a Renters’ Rights Act Information Sheet that you’ll need to send to your tenants before 31 May 2026, either by post to every named tenant or digitally. If you don’t, you could be fined up to £7,000.

With the changes being significant, your tenants are also likely to have a few questions, so it’s worth considering taking the time to answer any queries they may have.

The abolition of Section 21 evictions means it may be more difficult to evict tenants from your property.

With this in mind, you could consider revising your screening process to help ensure the tenants you let to are reliable and suitable for your property. This can help reduce the risk of expensive possession proceedings, disputes, and rent arrears.

The proposed PRS Landlord Ombudsman will make it simpler for tenants to raise formal complaints and legally binding outcomes. Before it’s introduced, it’s advised reviewing your own internal process so that it’s clear, responsive, and fair.

After all, a well-run internal process reduces the likelihood of complaints being escalated to the Ombudsman, which could be time-consuming and costly.

The Renters’ Rights Act is likely to come with additional costs for many landlords, which may include property improvements to meet the Decent Homes Standard, registration fees for the new PRS database, and membership costs for the Landlord Ombudsman scheme.

That’s why it could be worth factoring these into your financial planning now, rather than waiting until fees and deadlines are confirmed.

The Act introduces new rules around rent increases, including restrictions on above-market increases. So, consider reviewing how and when you increase rents, and consider setting annual reminders for each property to keep reviews regular and well-documented.

With the introduction of the PRS database and Ombudsman, landlords are likely to come under greater scrutiny, and good record-keeping will be key.

Try to ensure you have a clear, organised process for storing tenancy agreements, notices, inspection records, and any communications with tenants. These records could be important evidence of compliance in the event of a legal dispute or investigation.

Once the Decent Homes Standard is applied to the private rented sector, landlords will be expected to maintain properties to a higher standard. In light of this, you could consider auditing the condition of each of your properties and scheduling any necessary work to bring them up to standard.

For tenants, the reforms offer more stability and robust protection. The removal of Section 21 means tenants can only be asked to leave for a valid legal reason, which generally makes renting feel more secure. Tenancies have also moved from fixed terms towards rolling agreements, which gives tenants more flexibility to stay longer without renewal pressure.

Tenants also have new rights to request a pet, stronger protections against above-market rent increases, and access to a new Ombudsman service if they have a complaint about their landlord.

Discrimination against tenants who receive benefits or have children is now illegal. These changes reflect a significant shift in the balance of rights between landlords and tenants in the private rented sector, and tenants who are unaware of their new entitlements should take time to read the government’s information sheet or seek independent advice.

Failing to comply with the Renters’ Rights Act could expose landlords to a range of financial, legal, and operational consequences.

These include civil penalties for specific breaches (such as failing to send the government information sheet to tenants, or accepting a bid above the advertised rent), rent repayment orders if a landlord is found to have breached certain obligations, and enforcement action from local councils, which have been given stronger investigatory powers and the ability to issue larger fines.

Landlords who misuse possession grounds or attempt to evict tenants without following the correct legal process also risk significant legal and financial consequences. Repeat offenders may face higher penalties and closer scrutiny from local authorities.

The Renters’ Rights Act affects a wide range of people involved in the private rented sector in England.

Private landlords are directly affected by the new tenancy rules, possession grounds, rent increase restrictions, registration requirements, and property standards.

On the other hand, private tenants benefit from stronger protections, including the end of no-fault evictions, better access to dispute resolution, and greater tenancy security.

Letting agents must comply with the ban on rental bidding, keep up to date with new obligations around tenancy agreements and advertising, and ensure their processes reflect the new rules.

Students and shared households are affected by the changes to fixed-term tenancies, though specific provisions apply to HMO landlords letting to full-time students.

A new mandatory possession ground (Ground 4A) allows landlords of purpose-built student accommodation to seek possession each year between 1 June and 30 September, provided the correct notice was given at the start of the tenancy.

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Below are some frequently asked questions regarding the legal responsibilities of tenants and landlords.

Please note that these frequently asked questions are not a substitute for the policy wording. For full terms and conditions, please see the policy documentation.

The Act applies to most private renters in England who hold assured or assured shorthold tenancies. It might not apply to tenants in social housing, those with licences rather than tenancies, or those in some specialist accommodation. If you’re unsure whether the Act covers your tenancy, it’s worth seeking independent legal advice.

Yes. From 1 May 2026, all existing assured shorthold tenancies in England automatically became periodic assured tenancies. This happened without any action needed from landlords or tenants. Fixed-term agreements are no longer legally valid, and tenancies now run on a rolling monthly basis with no set end date.

From 1 May 2026, tenants can end a periodic tenancy by giving at least two months’ written notice to their landlord. A shorter notice period may be agreed between both parties in writing, but landlords should not pressure tenants into agreeing to less than two months. There’s no longer a need for a break clause to leave early.

Yes. Landlords can still increase rent, but only once every 12 months, and they must use the correct legal process, which involves serving a formal notice (a Section 13 notice) with at least two months’ written notice of the proposed increase. Tenants have the right to challenge any increase they believe is above the market rate by referring it to a First-tier Tribunal, which will make an independent assessment.

No. Landlords can still seek possession of their property, but they must have a valid legal reason to do so. The Act abolished Section 21 no-fault evictions, so landlords now need to rely on specific grounds under Section 8. These grounds include significant rent arrears, anti-social behaviour, the landlord wishing to sell the property, or the landlord or a close family member needing to move in. Each ground has its own notice requirements and conditions that must be met.

Under the Renters’ Rights Act, landlords must consider any request from a tenant to keep a pet and should not refuse it without reasonable grounds. If a landlord wishes to refuse, they need to provide a valid reason in writing. Landlords may ask tenants to take out pet damage insurance as a condition of granting permission.

If a tenant does not leave when asked, a landlord will need to apply to the court for a possession order. The evidence required will depend on the Section 8 ground being relied upon. For example, for rent arrears, a landlord would typically need to provide a record of rent payments showing the level of arrears, copies of any notices served, and details of any correspondence with the tenant.

For grounds such as the landlord wishing to sell or move in, supporting evidence such as an estate agent instruction or confirmation of the landlord’s intentions may be required.

The sole purpose of this article is to provide guidance on the issues covered. This article is not intended to give legal advice, and, accordingly, it should not be relied upon. It should not be regarded as a comprehensive statement of the law and/or market practice in this area.

We make no claims as to the completeness or accuracy of the information contained herein or in the links which were live at the date of publication. You should not act upon (or should refrain from acting upon) information in this publication without first seeking specific legal and/or specialist advice. Arthur J. Gallagher Insurance Brokers Limited trading as Just Landlords accepts no liability for any inaccuracy, omission or mistake in this publication, nor will we be responsible for any loss which may be suffered as a result of any person relying on the information contained herein.