The Renters' Rights Act — A Practical Guide for Landlords
The Renters' Rights Act introduces the most significant reforms to residential letting in England for a generation. From 1 May 2026, almost all private residential tenancies will be affected.
This guide explains what has changed, what landlords must do, where mistakes are commonly made, and how to protect your position.
Key Changes
What Changes From 1 May 2026
These changes apply across England to both new and existing private tenancies.
Section 21 Abolished
No-fault evictions end on 1 May 2026. Landlords must rely on specific legal grounds to regain possession.
All Tenancies Become Periodic
Fixed-term assured shorthold tenancies are replaced by rolling periodic tenancies.
Rent Increases Limited
Rent can only be increased once per year via the statutory process. Tenants can challenge increases.
Bidding Wars Banned
Landlords and agents must not invite, encourage or accept offers above the advertised rent.
Rent in Advance Restricted
Landlords cannot require more than one month's rent upfront.
Discrimination Rules
Blanket bans on benefit recipients or families with children are unlawful.
Pet Requests
Tenants can request permission to keep a pet. Landlords must consider requests fairly.
PRS Database & Ombudsman
A Private Rented Sector Database and Landlord Ombudsman are planned for later phases from late 2026.
What This Means in Practice for Landlords
The new regime places far greater emphasis on correct process, documentation and evidence. Without Section 21 as a fallback, technical mistakes can now delay or defeat possession entirely.
Poor documentation can prevent possession. Incorrect notices may now attract penalties. Timing and evidence matter more than ever.
This is not a regime that rewards 'DIY landlording'.
Ensure tenancy documentation is compliant from day one
Serve the government information sheet to existing tenants by 31 May 2026
Update new-tenancy onboarding for the written information duty
Review rent increase processes — informal increases no longer work
Understand the Section 8 grounds available to you
Seek legal advice early when problems arise
Detailed Guides
Explore the Renters' Rights Act in Detail
Section 21 Is Ending — What Now?
Section 21 is abolished from 1 May 2026. Understand what this means and what options remain.
New Section 8 Grounds Explained
Possession is still possible — but only via specific legal grounds. We explain each one.
Rent Increases After May 2026
Rent can only be increased once per year using the statutory process. Informal increases no longer work.
Periodic Tenancies Explained
Fixed-term tenancies are replaced by rolling periodic tenancies from 1 May 2026.
Landlord Compliance Checklist
A practical checklist of what landlords must do before and after 1 May 2026.
Renters' Rights Act FAQs
30 questions answered — from key dates to practical compliance steps.
Speak to a Landlord Solicitor
Get clear, practical advice on how the Renters' Rights Act affects your properties and what you need to do.
Prefer to call? 01244 757352