Renters’ Rights Act: Landlord Guide & FAQ
The Renters’ Rights Act represents the largest shift in the private rented sector since the Housing Act 2004, bringing in significant new responsibilities for landlords.
We have taken the time to fully understand these changes, prepare for them, and adapt our processes accordingly. As a managed landlord with us, you can feel confident that your property is in safe hands—we are ready, informed, and here to ensure you remain fully compliant while your investment continues to perform.
We have compiled a simple FAQ below covering the key changes. If you would like more detail or have any questions relating to your property, please feel free to contact Danielle, Jo or Kitty—we’re always happy to help.
What is the Renters’ Rights Act?
The Renters’ Rights Act introduces major changes to the private rented sector, giving tenants greater security while setting clearer rules for landlords.
When does it come into effect?
The new legislation is due to come into force from 1st May 2026, so landlords should begin preparing now to ensure compliance.
Do landlords need to provide tenants with an information sheet?
Yes. Under the Renters’ Rights Act, landlords will be required to provide tenants with a government-issued Information Sheet explaining their rights and responsibilities. For existing tenancies, this must be given by 31st May 2026, so it’s important to ensure this is issued in time to remain compliant.
If you have a managed property with us, we will take care of this on your behalf, ensuring it is issued correctly and within the required timeframe.
What is happening to Section 21?
Section 21 “no-fault” evictions will be abolished. This means you will no longer be able to end a tenancy without a valid legal reason.
How can I regain possession of my property?
You will still be able to regain possession using updated Section 8 grounds, including:
- Selling the property
- Moving back in yourself or for a family member
- Tenant breach (e.g. rent arrears or anti-social behaviour)
A key change is that for rent arrears (Ground 8), tenants must now be in at least 3 months’ arrears (previously 2 months) before notice can be served.
Section 8 includes both mandatory and discretionary grounds. Where possible, relying on a mandatory ground is preferable, as the court must grant possession if the criteria are met. Multiple grounds can also be used together to strengthen a claim.
We recommend landlords consider Rent & Legal Protection, which can help cover legal costs and provide support if action is required.
What does it mean that all tenancies are becoming Assured Periodic Tenancies?
All tenancies will move to Assured Periodic Tenancies, meaning there will no longer be a fixed end date.
In practice:
- Your existing agreement remains largely the same
- The fixed term is removed
- The tenancy continues on a rolling basis
All existing clauses still apply, including rent, maintenance responsibilities, and tenant obligations.
The main change is how tenancies end—tenants can give notice, and landlords must rely on valid legal grounds to regain possession.
How much notice do tenants need to give?
Tenants must provide a minimum of 2 months’ notice, aligned with the rent due date.
Can I still increase the rent?
Yes—via a Section 13 notice, but:
- Rent increases are limited to once per year
- They must follow the correct legal process
- Tenants can challenge increases via the First-tier Tribunal
It’s important to ensure rent increases are evidence-based and in line with market value, as the tribunal can determine a lower rent if deemed appropriate.
Can landlords refuse tenants on benefits or with children?
No. It will be illegal to discriminate against tenants based on benefits or having children.
However, standard referencing still applies, including affordability checks (typically 30x the monthly rent = household income).
Do I have to allow pets?
Tenants can request a pet, and landlords must not unreasonably refuse.
Valid reasons to decline may include:
- Leasehold restrictions
- Insurance limitations
- Unsuitable property type (e.g. large dog in a small flat)
What is the Decent Homes Standard?
This sets the minimum standard all rental properties must meet.
Your property must be:
- Safe – free from hazards such as damp, mould, or electrical risks
- Well maintained – key elements in good repair
- Warm and efficient – adequate heating and insulation
- Functionally modern – kitchens and bathrooms in reasonable condition
Our management service includes regular inspections with detailed reports and photos, helping ensure your property remains compliant.
What is Awaab’s Law?
Awaab’s Law introduces strict timeframes for investigating and resolving serious hazards, particularly damp and mould.
This means landlords must act quickly and proactively when issues are reported.
Will there be a new Ombudsman?
Yes. A new Private Rented Sector Ombudsman will provide a fair, independent, and binding resolution for tenant complaints.
What is the Private Rented Sector Database?
A national database will be introduced requiring landlords to upload and maintain compliance information, including:
- EPC, EICR, Gas Safety Certificate
- Deposit registration
- Property and tenancy details
The launch date is expected to be late 2026.
If you are a managed landlord with us, we will handle this on your behalf—ensuring everything is accurate, up to date, and compliant.
Do I need to register?
Yes. Registration will be mandatory, and failure to register may restrict your ability to use certain possession grounds.
What is changing with rental bidding?
Rental bidding will be banned. You must advertise a fixed rent and cannot accept higher offers.
Tenants should be selected based on suitability, not price competition.
What are the new rules on advance rent?
From 1 May 2026:
- Maximum of one month’s rent in advance
- No rent can be taken before the tenancy agreement is signed
How is enforcement changing?
Local authorities will have stronger enforcement powers, including:
- Higher civil penalties
- Greater investigatory powers
- Increased oversight and reporting
Potential penalties include:
- £6,000 for using Section 21 after 1 May 2026
- £6,000 for incorrect eviction grounds
- £4,000 for enforcing fixed-term tenancies
- £7,000 for failing to provide required information
In more serious cases:
- Rent Repayment Orders of up to 24 months’ rent
- Fines up to £40,000 or criminal prosecution
For compliant landlords, these changes should not be a concern—they are designed to raise standards across the sector.
Final thoughts
The Renters’ Rights Act is a significant change, but with the right support, it is entirely manageable.
If you are a managed landlord with us, you can feel confident that we are fully prepared and will ensure you remain compliant every step of the way.
If you would like support navigating these changes—or would prefer us to handle everything for you—please don’t hesitate to get in touch.
