The Renters' Rights Act explained for landlords

The Renters' Rights Act represents one of the most significant changes to England's private rented sector in a generation. The legislation introduces new rules designed to give tenants greater security, strengthen standards across the rental market and increase enforcement powers available to local authorities.

For landlords, the reforms will affect how tenancies are structured, how possession is sought, how rents are increased and how properties are managed on an ongoing basis. Letting agents will also need to adapt processes, documentation and compliance procedures to ensure they continue to meet legal requirements.

Understanding the changes early will help landlords prepare their portfolios, review tenancy arrangements and minimise disruption as the new framework is introduced.

Key milestones in the Renters' Rights Act

27 December 2025

Local council powers start

Local councils gain enhanced powers to investigate, inspect, and enforce housing standards against rogue landlords.

1 May 2026

Renters’ Rights Act phase 1 takes effect

Phase 1 legislation live on 1 May 2026, introducing a range of tenancy reforms.

Late 2026

Further enhancements

Further enhancements to be rolled out later in the year

Key changes at a glance

The Act introduces a range of reforms that will affect both landlords and tenants, including:

The end of fixed-term assured shorthold tenancies (ASTs)
A move to periodic tenancies as the default tenancy structure
New rules surrounding possession and evictions
Changes to how and when rents can be increased
Stronger rights for tenants to request pets in rented homes
Enhanced protections against rental discrimination
Tougher enforcement measures and penalties for non-compliance
New requirements linked to property standards and management

Renters' Rights Act FAQs

What is the Renters' Rights Act?

The Renters’ Rights Act introduced major reforms to England's private rented sector on 1 May 2026, changing how tenancies are managed, how possession is sought and how rents can be increased.

Is Section 21 still available to landlords?

No. Section 21 'no-fault' evictions were abolished on 1 May 2026. Landlords must now rely on specific legal grounds when seeking possession of a property.

Can landlords still regain possession of their property?

Yes. Landlords can still recover possession where a valid legal ground applies, including circumstances such as selling a property, moving into it themselves, serious rent arrears or anti-social behaviour.

What tenancy agreements apply under the new rules?

Assured shorthold tenancies have been replaced by periodic assured tenancies, giving tenants greater security while retaining routes for landlords to regain possession when legitimate grounds exist.

Can landlords still increase rent?

Yes. Rent increases remain permitted, but landlords must follow the statutory process. Rent cannot be increased more than once a year.

Can landlords ask for more than one month's rent in advance?

No. The Act introduced restrictions preventing landlords and letting agents from requiring more than one month's rent in advance.

Can tenants keep pets in rented properties?

Tenants have stronger rights to request a pet, and landlords cannot unreasonably refuse a request.

What is the Private Rented Sector Ombudsman?

The Private Rented Sector Ombudsman provides an independent route for resolving disputes between landlords and tenants and forms part of the Act's wider measures to improve standards and accountability across the sector.