Renters' Rights Act: Landlords

Since 1 May 2026, landlords can no longer end a tenancy using a Section 21 notice. Instead, you need to rely on Section 8 of the Housing Act 1988, which requires you to state a specific legal ground for seeking possession.

The Act introduces revised and new grounds for possession, including:

• Selling the property - you intend to sell and need vacant possession.
• Moving back in - you or a close family member wish to occupy the property as a primary home.
• Rent arrears - the tenant is in significant rent arrears (mandatory ground if at least two months' arrears at both notice and hearing dates).
• Anti-social behaviour - the tenant or their household has engaged in serious anti-social behaviour.
• Breach of tenancy - a material breach of the tenancy agreement.

Notice periods range from two weeks to four months depending on the ground relied upon. It is vital to serve the correct notice, in the correct form, to avoid delays in court.

Fixed-term assured shorthold tenancies (ASTs) were abolished on 1 May 2026. Every tenancy is now a rolling periodic tenancy, including agreements that were mid fixed term on that date, and no new fixed term can be granted. Tenants can leave by giving two months' notice at any time.

What this means for you: you can no longer lock in a tenant for six or twelve months, and a minimum term cannot be advertised or agreed. However, the revised possession grounds give you clear routes to regain your property when you have a legitimate reason.

Landlords may increase the rent once per year using a Section 13 notice, giving at least two months' written notice. The proposed increase must reflect market rent for the property. Tenants who disagree can challenge the increase at the First-tier Tribunal, which will determine the market rent.

Tip: Keep evidence of comparable local rents. We can provide you with a rental market appraisal to support any proposed increase.

Landlords and agents must publish an asking rent for each property and may not invite, encourage, or accept offers above that figure. This is designed to create a transparent rental market and prevent bidding wars.

What this means for you: set a realistic asking rent from the outset. Our lettings team can advise on optimal pricing to attract quality tenants quickly.

Since 1 May 2026 it has been illegal to operate blanket bans on tenants who receive benefits or who have children. This applies to both landlords and letting agents, covering direct and indirect discrimination. Individual affordability assessments remain permitted, but broad 'No DSS' or 'No Children' policies must be removed from all marketing and processes.

Tenants now have a strengthened right to request to keep a pet. You must consider any request and cannot unreasonably refuse. If you do consent, you cannot require the tenant to take out pet insurance or charge them for cover. The provision allowing this was removed before the Act became law, and demanding it would breach the Tenant Fees Act. Consider covering pet damage through your own landlord insurance instead.

Tip: Document the property's condition thoroughly at check-in with a professional inventory. This protects you if a pet-related damage claim arises.

The Decent Homes Standard, previously limited to social housing, is being extended to the private rented sector and applies in full from April 2035. Properties will need to meet minimum requirements covering structural condition, heating, damp, kitchen and bathroom facilities, and general repair.

Awaab's Law will require landlords to investigate and remedy hazards such as damp and mould within prescribed timescales. It already applies to social housing; the Government is still consulting on the detail for the private rented sector and no start date has been confirmed. Once it applies, failure to comply will allow tenants to seek a court order and compensation for breach of contract.

What this means for you: proactive maintenance is more important than ever. We recommend commissioning a property health check before these standards come into force to identify and address any issues early.

A national PRS Landlord Database is expected to begin a regional rollout from late 2026, with registration expected to become mandatory during 2027. All private landlords will be required to register and pay an annual fee. The database will help tenants verify that their landlord is compliant and give local authorities better oversight.

A new PRS Landlord Ombudsman service is expected to become mandatory around 2028. Landlords will need to be members, providing tenants with an independent route for dispute resolution without going to court.

Landlords had to provide the official Renters' Rights Act Information Sheet to every named tenant by 31 May 2026, and it must still be given to every new tenant. It can be delivered digitally or as a printed copy. Failure to comply could result in a civil penalty of up to £7,000.

Local authorities now have stronger investigatory and enforcement powers. Civil penalties for breaches of the Act are:

• Up to £7,000 for an initial breach.
• Up to £40,000 for a repeated or serious breach.

Importantly, if you use a letting agent, you may still be held responsible for their actions under the Act. Choosing a reputable, well-informed agent is therefore essential.