Last updated August 2026
The Renters' Rights Act: A Guide for Landlords
The Renters' Rights Act is the biggest change to private renting in a generation, replacing the assured shorthold tenancy system that's underpinned lettings in England for over 30 years. The reforms are being introduced in stages, so this page gives you the practical picture. It is not a substitute for legal advice on your specific tenancy.
What's Actually Changing
In short: fixed-term assured shorthold tenancies (ASTs) are being phased out in favour of a single system of periodic, rolling tenancies. Section 21 'no-fault' eviction is being abolished entirely, so ending a tenancy now requires a valid legal ground under Section 8 and, in most cases, a court order.
The reforms apply to new and existing tenancies in England. Because commencement is being phased in over time, always check gov.uk or speak to your solicitor for the exact position on a specific tenancy before serving any notice.
The End of Section 21
You can no longer serve a Section 21 notice to regain possession simply because a fixed term has ended. Instead, you'll need to rely on a specific ground for possession (for example, selling the property, moving in yourself or a close family member, persistent rent arrears, or anti-social behaviour) and, in most cases, apply to the court if the tenant doesn't leave voluntarily.
Grounds for arrears and anti-social behaviour have been strengthened and, in some cases, notice periods shortened, to balance the loss of Section 21 for landlords dealing with genuinely problematic tenancies.
Rent Increases Are Now More Structured
You can still increase rent to market level, but only once every 12 months and only via a formal Section 13 notice with a minimum of two months' notice. Rent review clauses written into a tenancy agreement to increase rent by any other mechanism are no longer effective.
If a tenant thinks your proposed rent is above the going market rate, they can challenge it at the First-tier Tribunal free of charge. Importantly, the Tribunal can't set a rent higher than what you originally proposed, so there's little downside to proposing a fair, evidenced figure from the outset.
Higher Property Standards
The Decent Homes Standard is being extended into the private rented sector for the first time, alongside Awaab's Law, which sets strict legal timescales for investigating and fixing serious hazards such as damp, mould and broken heating once you're made aware of them.
A Landlord Database & Mandatory Ombudsman
A new private rented sector database will require landlords to register their properties, and membership of a government-approved landlord ombudsman scheme becomes mandatory, giving tenants a free route to resolve disputes without going to court.
Other Notable Changes
A handful of smaller but meaningful changes are worth flagging:
- Rental bidding wars are banned: you (or your agent) can't accept an offer above the advertised rent, and properties must be advertised with a clear asking rent.
- Tenants gain a statutory right to request a pet. You can't unreasonably refuse, though you can require reasonable pet insurance to cover potential damage.
- Blanket bans on letting to tenants with children or those receiving benefits become unlawful.
What Landlords Should Do Now
Whether you self-manage or work with an agent, it's worth getting ahead of these changes rather than reacting to them:
- Check your compliance certificates (Gas Safety, EICR, EPC) are current and won't lapse mid-tenancy.
- Review any existing tenancy agreements and rent review clauses that may no longer be enforceable.
- Plan for the landlord database and ombudsman scheme registration once fully live.
- Budget time and evidence for a possible First-tier Tribunal rent challenge if you're increasing rent to market level.
- Consider a fully managed service if handling grounds-based possession and compliance in-house feels like a lot to keep on top of.