The Renters' Rights Act: what it means for landlords

The Renters’ Rights Act 2025 is the biggest change to private renting in England in decades. The main tenancy reforms took effect on 1 May 2026: section 21 “no-fault” evictions ended, fixed terms disappeared and new rules on rent, pets and discrimination began. More changes, including a landlord database and an ombudsman, are still being phased in.

This guide covers England only. Scotland and Wales have separate laws.

Timeline at a glance

What changed on 1 May 2026

Periodic tenancies and no section 21

Most tenancies, both existing and new, became assured periodic tenancies. Fixed terms ended. Tenants can stay until they choose to leave or the landlord uses one of the possession grounds in section 8, which is now the only route to possession.

Written tenancies

New tenancies from 1 May 2026 must be in writing and include prescribed information, including:

• the landlord’s name and address
• the rent and when it is due
• the deposit
• who is responsible for repairs
• which bills the tenant pays.

Rent

• Rent increases are limited to once a year, by a section 13 notice giving at least 2 months’ notice. Tenants can challenge an increase at the First-tier Tribunal.
• Rental bidding is banned. You must state an asking rent and can’t invite or accept offers above it.
• Rent in advance is capped at 1 month (or 28 days for shorter rent periods), and can only be taken once the tenancy agreement is signed.

Pets

Tenants can ask to keep a pet. You must consider the request, can’t refuse it unreasonably, and must give a decision within 28 days.

Discrimination

You can’t refuse to let to someone, or treat them less favourably, because they have children or receive benefits. Blanket “No DSS” or “no children” adverts are not allowed.

The How to Rent guide

The How to Rent guide has been withdrawn. It only matters for old section 21 cases served before 1 May 2026. Don’t treat it as a current requirement.

Old rules and new rules side by side

The deposit cap is unchanged: 5 weeks’ rent where annual rent is under £50,000, or 6 weeks’ at £50,000 or more.

Existing tenancies: the 31 May 2026 deadline

Landlords with existing written tenancies had to give tenants the government’s Renters’ Rights Act Information Sheet on or before 31 May 2026. Landlords with verbal tenancies had to give written terms by the same date. If you missed it, act now: the duty didn’t go away after the deadline.

Section 21: the transition

• The last day to serve a section 21 notice was 30 April 2026.
• Possession claims based on those notices had to be issued at court by 31 July 2026.

After that, section 21 is no longer available. Any new possession claim has to use section 8.

Possession grounds: the highlights

The section 8 grounds were expanded and reformed. A few of the most relevant for ordinary landlords:

There are many other grounds. Each has its own rules and notice periods, so check the government guide or take legal advice before serving notice. If you rely on rent guarantee insurance, it is worth checking how your policy works with these grounds. See our guide to rent guarantee insurance.

Penalties

The Act increased councils’ enforcement powers:

• Up to £7,000 for initial or minor breaches, such as failing to register on the database, failing to join the ombudsman, discrimination or rental bidding.
• Up to £40,000 for serious, repeated or continuing breaches, or prosecution with an unlimited fine.
• Rent Repayment Orders can now be made against superior landlords, and the maximum has doubled to 24 months’ rent.

Councils have also had new investigatory powers since 27 December 2025.

What’s coming next

PRS Database

The Private Rented Sector Database opens in stages from 15 December 2026, starting with the West Midlands, with the last region’s deadline on 14 November 2027. The fee is £65 per property per year. You will need to upload your gas safety record, EICR and EPC, and put your registration number in adverts. See our PRS Database guide for each region’s dates.

Landlord ombudsman

Private landlords will have to join a new PRS Landlord Ombudsman. Compulsory membership is expected in 2028, after the database. No ombudsman has been formally appointed and no launch date has been set.

Decent Homes Standard

The government has confirmed that a reformed Decent Homes Standard, with five criteria including a new one on damp and mould, will apply to private rented homes. It is expected to be enforceable from 2035.

Awaab’s Law

Awaab’s Law sets deadlines for landlords to investigate and fix hazards such as damp and mould. It has applied to social housing since 27 October 2025. The Act allows it to be extended to private renting, but no date has been set and the timescales are still to be consulted on.

What to do now

1. Check you gave existing tenants the Information Sheet (or written terms) by 31 May 2026.
2. Make sure every new tenancy is in writing with the prescribed information.
3. Review your adverts: an asking rent, no bidding, no blanket bans on children or benefits.
4. Use only section 13 notices for rent increases and section 8 grounds for possession.
5. Get your gas record, EICR and EPC ready to upload when your region’s database opens.

Our landlord compliance checklist lists every certificate and deadline in one place.