The Renters' Rights Act: What landlords need to know
The Renters' Rights Act is a significant piece of legislation aimed at reforming the private rental sector in England.
This Act will affect both landlords and tenants alike, with the aim being to make the rental market fairer for all. For the majority of landlords, there should actually be little impact where a tenancy has been executed correctly.
Below, we highlight some of the key provisions as currently understood. Date of implementation is confirmed as 1st May 2026.
Section 21
One of the most significant changes is that the ‘no-fault evictions’ option under Section 21 of the 1988 Housing Act will no longer be available. This means landlords will need to provide a valid reason to be able to reclaim a property. This change will affect both new and existing tenancies. However, there will be enhanced mandatory grounds for possession for breach of contract and when landlords either wish to sell or move themselves or certain family members into a property.
In other words, you'll still have the right to seek possession from tenants for legal reasons, such as rent arrears or anti-social behaviour. In this case, a Section 8 notice can be issued. The Government has committed to improve the court service to ensure that possession claims are quickly dealt with. This will include digitalisation to help streamline the process.
Rent increases
The Act will enable a landlord to raise rent once a year at the market rate. This is designed to provide more stability for both landlords and tenants. As is the case now, pricing your property at the right level for both you and your tenants remains key to a long-term healthy rental business. Our local expert agents can help value your property appropriately.
Right to a pet
Under the new legislation, tenants will have the right to request a pet and landlords must consider and cannot unreasonably refuse them. But, the Act will give landlords the right to request insurance to cover potential damage from pets. This could open up your property to a wider range of tenants while, at the same time, protecting your investment. Further detail is awaited.
Rental property bidding
Bidding wars for rental properties have become increasingly common because rental properties are in short supply. Under the Act, you'll now need to publish the required rent for a property, and you won't be allowed to ask for, encourage, or accept bids above this price. It will be important to ensure the property is marketed at the appropriate level. This could potentially simplify the letting process for you.
Awaab's law: Extended to private rentals
Awaab's Law, which will apply to social housing from autumn, is expected to eventually extend to the private rental sector, though no specific timeline has been established yet. The legislation is anticipated to implement strict deadlines for landlords to address tenant-reported issues related to damp and mould.
For the vast majority of landlords, if you are maintaining your property, then this won’t have an impact on you, and you should continue to keep on top of addressing hazards in your properties.
Periodic tenancies
Fixed-term assured tenancies will be removed and replaced by periodic tenancies, with tenants able to stay in their home until they decide to end the tenancy by giving two months' notice. All renters will get a 12-month protected period at the beginning of a tenancy, where landlords cannot seek possession. Additionally, if and when your circumstances change as a landlord, you'll need to give four months' notice instead of two.
Benefit discrimination: No more blanket bans
In a bid “to ensure fair access to housing for all” the Act proposes outlawing blanket bans for benefit recipients or families with children. Landlords must consider all tenant applications on their merits; as agents, we'll continue to identify the most appropriate occupants for your property, to the benefit of all parties involved.
Ombudsman and Database
There will also be the creation of a new Ombudsman to help resolve tenant and landlord disputes and the launching of a new online Property Portal to provide a hub of rental information, including a database of residential landlords and privately rented properties in England. Implementation is still to be confirmed but is unlikely to be part of the initial phase of the legislation.
What does this all mean for you?
These changes are simply designed to create a fairer, more transparent rental market. By understanding and adapting to these new rules, you can ensure your properties remain compliant, attractive to tenants and financially beneficial for you.
The rental market is evolving, and by staying ahead of the curve, you can ensure your property investments continue to thrive. Similar changes to legislation have previously been implemented in Scotland and Wales, which we have successfully navigated with our clients. Our experience means that we are therefore well positioned to handle changes imposed by the Renters’ Rights Act appropriately. In addition, we have created a Frequently Asked Questions page which provides further insight. In the meantime, please do not hesitate to contact us should you have any queries.