Please note: the Renters' Rights Act 2025 (previously the Renters' Rights Bill) has received Royal Assent, as of 27/10/25. Exact details of how the Act will be implemented have been confirmed by the Government, and a timeline has been published. Full details below.
This blog was last updated on: 13 / 05 / 2026
If you're a landlord, you've probably felt the rumblings from the new Renters' Rights Act...
It's being called the biggest shake-up of the rental sector since the 80's, and it's set to change the way that landlords, tenants, and letting agents conduct business in the very near future. It's crucial to be educated and aware of these changes so you're not caught out by the new rules. But what does it actually mean for you, your property, and your peace of mind?
What Was The Law Before May 1st 2026?
- Previously, most private tenancies in England were Assured Shorthold Tenancies (ASTs).
- Landlords could end a tenancy using a Section 21 notice (the so-called 'no-fault' eviction), giving tenants at least 2 months' notice once their fixed term had ended.
- Alternatively, landlords could use a Section 8 notice if the tenant breached their agreement (rent arrears, antisocial behaviour, etc), but they had to specify a legal ground for eviction and follow strict notice periods.
- Fixed term tenancies (typically 6-12 months) were the norm, giving both parties some certainty.
- Rent increases could be written into a tenancy agreement, or landlords could use a Section 13 notice to propose a rent increase once per year.
- All of this has now changed...
All tenancies are now periodic.
ASTs and fixed term tenancies have been scrapped. All new and existing tenancies must be periodic, on a rolling month-to-month basis. Tenants can leave at any time following two-months' notice, and landlords can only end a tenancy with a valid reason. To ensure compliance, you will need to be on top of your paperwork and communication.
Section 21 'no-fault' evictions have been abolished.
Landlords can no longer evict tenants without specifying a reason. Every eviction will need a Section 8 notice citing a valid ground, such as repeated rent arrears, antisocial behaviour, wanting to sell the property or the landlord wanting to move into the property. You'll need to be much more careful about paperwork, evidence, and following the correct processes. Mistakes could result in long delays, hefty fines, rent repayment orders, or a ban on renting out property.
Evictions now require longer notice periods.
Most Section 8 eviction grounds require four-months' notice. For example, if you wish to regain possession of your property to move into it yourself, you'll need to give your tenants four-months' notice, and you will be unable to use these grounds for eviction in the first 12 months of a tenancy. Some grounds where the tenant is not observing their tenancy agreement will have shorter notice periods, but forward planning is now more important than ever.
More rules and risks around rent increases.
Landlords are now only be able to increase rent once every year, and only by serving a formal Section 13 notice to the tenant with at least two-months' warning. Any rent increase must be in line with the current market rate, and tenants have the right to challenge any increases put forth to them. You must keep good records, justify your rent increases, be aware of the current market conditions, and be prepared for tenants to push back if they feel the increase is unfair. Rent increases will not be backdated if they are taken to a tribunal, so you should consider negotiating with your tenant and coming to a mutual agreement to avoid any lengthy and costly court involvement.
No blanket bans on children, pets, or tenants in receipt of benefits.
Landlords are no longer be able to refuse tenants simply on the grounds that they have children or receive benefits. Every tenant has the right to request a pet, and these requests must be responded to within 28 days. You must consider pets on a case-by-case basis, and you can refuse a request if for example you have severe pet allergies, that specific pet has a history of destructive behaviour, or if your tenant is trying to keep five large dogs in a one-bedroom apartment with no garden. This change simply means that pets can no longer be unreasonably refused.
The Decent Homes Standard and Awaab's Law.
The Decent Homes Standard, that previously only applied to social housing, will apply to all private rented accommodation from 2035. Landlords will be under increased pressure to keep their properties free from dangerous hazards, damp and mould. Councils will have more power to enforce standards and issue large fines for non-compliance. Regular property inspections and prompt attention to maintenance issues will become a necessity. If you don't keep your property in an acceptable condition, you could face hefty penalties.
New Landlord Database and Ombudsman Scheme.
In late 2026 - 2028, all landlords will be required register themselves and each of their properties onto a new Private Rented Sector Database before they advertise. They must also join a new Ombudsman Scheme, which will handle tenant complaints and disputes. If you're not registered, you will be prohibited from renting out your properties and you could face enormous fines for breaches of this rule.
What's Happening To Pre-Existing Tenancies?
- Any tenancies that were agreed and commenced on a date prior to the rollout of the new act (most likely ASTs) automatically converted into periodic tenanies when the act came into effect on May 1st 2026.
- Any Section 21 notices served before the law changed will still be valid, as long as the court proceedings begin within the transition period, which will end on the 31st July 2026.
- All pre-existing tenants must be served with the official government-issue information sheet, and terms and conditions of the new act before the 31st of May 2026.
What should landlords do now?
Get educated! Do your research, if you're self managed, or speak to your lettings agent to ensure you are satisfied with your compliance. It's essential to get out ahead of these changes and be as prepared as possible to avoid getting caught up in any penalties or fines.
Review your tenancy agreements.
Make sure you have removed any clauses about fixed terms, blanket discriminatory bans, and rent review clauses. Make sure your agreements are up to date and compliant. Familiarise yourself with the official Information Sheet that all landlords and their agents must provide to tenants (either by post or email) before the 31st of May 2026, or risk fines up to £7,000. The Information Sheet is only valid when downloaded from this government webpage: The Renters’ Rights Act Information Sheet 2026 - GOV.UK
Get your properties ready.
Carry out a full inspection for hazards, damp, mould or repairs. Make sure you have all the required safety certificates for electricity, gas, EPC, etc.
If you think you might need a property back in the near future, start planning ahead now. The new notice periods mean you will need to act early to gain possession.
Keep good records.
Paperwork will be vital should you ever need to serve notice or defend your actions. Prepare to register yourself and each of your properties with the new landlord database and Ombudsman scheme as soon as they launch. Failure to do this quickly when it becomes mandatory could cause significant delays in your rental income.
What Can We Do For You?
We know this is a lot to take in. The new rules are detailed, and the penalties for getting it wrong are higher than ever. But there is one comfort: you don't have to figure it out alone.
At Mark Antony Estates, we are keeping up to date with updates on the Renters' Rights Act, and our staff has undergone intense training to ensure our working policies and procedures are accurate and compliant.
We're here to help you...
- Keep compliant:
We'll handle all the new paperwork, admin, registrations, and notice periods, so you don't have to worry about missing a thing.
- Protect your investment:
From tenant referencing to regular inspections and expert handling of rent increases or possession proceedings, we'll make sure your property is managed to the highest possible standard.
- Take the stress away:
We'll communicate clearly with you and your tenants, answer any questions and resolve issues quickly, professionally, and in accordance with the law.
- Stay ahead of the curve:
As the law evolves, we'll keep you updated and adapt our processes so you're always informed and protected.
Reforms Will Be Introduced In Three Phases.
On the 27th of October 2025, the Renters' Rights Act gained Royal Assent. In November 2025, the government rolled out guidance and information for landlords. In December 2025, local councils gained enforcement measures and investigative powers provided by the act. In April 2026, the government launched a guidance and communications campaign aimed towards tenants.
Below we have detailed an overview of the timeline for implementation, but many details are yet to come and we are yet to be informed of secondary legislation surrounding some of the measures outlined in the act.
- Phase One: 1st of May 2026.
- Section 21 'no fault' evictions are abolished.
- Possession grounds to be reformed.
- All tenancies to become Assured Periodic Tenancies.
- Rent increases to be limited to once per year (in the PRS).
- Rental bidding and requesting rent in advance to be outlawed.
- PRS Landlords must consider requests for pets on a case-by-case basis.
- Discrimination against tenants with children or who receive benefits to be outlawed.
- Local council enforcement and rent repayment orders to be strengthened.
- Mandatory information sheet to be given out to all tenants by 31st May 2026.
- Phase Two: from late 2026-2028.
- The PRS Database and Landord Ombudsman goes live. Landlords will be supplied with government guidance at this time.
- Phase Three: timing subject to consultation (expected 2035).
- Awaab's Law is extended into the PRS.
- Introduction of The Decent Homes Standard into the PRS.
Click Below For Some FAQ's
1. Pets
- When is it reasonable to refuse a tenant's request for a pet?
Landlords can refuse consent if the property is unsuitable for the pet (e.g. a large dog in a small apartment with no garden). Refusal may also be reasonable if the landlord has allergies or a phobia of animals, though evidence may be required. Each request should be considered on a case-by-case basis.
- Can a tenant challenge their landlord's refusal of a pet?
Yes. Tenants can escalate complaints to the Property Ombudsman or court. Landlords must provide valid, documented reasons for refusal.
- Can a tenant be billed for pet insurance?
Landlords can require tenants to have pet damage insurance under the new act.
- Can landlords charge 'pet rent' or higher rent to tenants with pets?
No clear provision allows this. The Act focuses on insurance instead, so ongoing pet rent is not a recognised mechanism.
- What happens if a pet damages my property?
If damage is caused to a property by a tenant's pet, landlords are able to use the tenancy deposit, landlord insurance, etc to pay for the damages.
2. Awaab's Law
- What does Awaab's Law mean for landlords and their agents?
Awaab's Law is part of the Social Housing Act 2023. It was introduced to improve the quality of social housing in England, and the new act will extend its provisions to the private rental sector. Under Awaab's Law, landlords are required to investigate reported hazards, damp and mould issues within 14 days of being notified. Within that 14 day period, landlords must also provide tenants with a written report detailing the reported issue, their proposed actions, and a clear timeline for this. If a reported hazard poses a significant risk to health of life, landlords must begin repairs within 7 days of the investigation. For hazards that provide an immediate risk to life, repairs must be initiated within 24 hours.
- Is a landlord need to financially compensate a tenant for damp and mould if the issue is believed to be the tenant's fault?
No, a landlord would not be liable for this as long as they were able to prove that the damp and mould is a result of the tenant's actions.
3. Decent Homes Standard
- How will the Decent Homes Standard impact landlords and their agents?
The Decent Homes Standard has been adopted from Social Housing Law. Rental properties must be free from Category 1 hazards, in a good state of repair, with modern facilities, effective insulation and adequate heating.
- What happens if a landlord refuses to conduct an essential repair?
Local councils will be able to issue improvement noticed to remedy and rectify issues within a specified timeframe. Failure to comply could result in enforcement action, including civil penalties, rent repayment orders, or criminal prosecution.
4. Evictions
- What if a landlord needs or wants to evict a tenant?
Evictions will still be possible under the new act, but they will require more forward planning and preparation. Section 21 'no-fault' evictions, however, are unlawful. Evictions for any reason will all require longer notice periods.
- How will a landlord regain possession of a property once Section 21 is abolished?
Landlords will need to serve a Section 8 notice using one of the mandatory or discretionary grounds for possession.
- How can landlords and agents prove that a tenant is guilty of breaching their agreement?
The landlord will need to provide evidence to support their reason for serving a Section 8 notice. The history of a tenancy is very important and accurate notes should be kept throughout.
- How do you prove a tenant is responsible for damage to the property or furnishings?
The landlord should use the inventory, check-in report and property inspection reports.
- What if a tenant stops paying their rent?
If a tenant fails to pay their rent and falls into arrears, the process for dealing with this will be different to the previous system. Landlords are not able to evict a tenant using a Section 21 notice anymore, they must use a Section 8 notice citing rent arrears as the ground for eviction.
5. Periodic Tenancies
- Will previous AST agreements remain in place until their contractual terms end?
No, all existing ASTs converted to periodic tenancies on the 1st of May 2026. Tenants require written notice of this within 1 month.
- Does the 12 month protected period start from the original tenancy start date, or from when the tenancy converts to periodic under the new law?
The 12-month period runs from the existing tenancy start date, or from the most recent renewal date if the tenancy has been renewed, as this is also classed as a new tenancy.
- If a landlord wants to take back their property, can they serve the 4 months' notice in month 8, or only in month 12 (meaning the tenant would have at least 16 months in the property)?
The landlord must satisfy one of the legal grounds for possession. If the reason for repossession is to sell the property or move into it themselves, or move in a close family member, they can serve 4 months' notice starting from month 8 of the tenancy.
6. Rent Bidding
- If potential tenants try to outbid each other, can you take the property off the market and re-advertise it at a higher rent?
No, this is not possible under the act.
- Can a tenant offer rent in advance to secure a property over competing tenants?
No, paying more than one months' rent in advance of the tenancy starting will be unlawful under the new act.
7. Rent Increases
- Can landlords still issue a rent increase?
Yes, landlords can still issue rent increases under the new act, but there will be changes to the process.
- What is the notice period for a rent increase?
Landlords must give at least 2 months' notice.
- How do you issue a rent increase?
The landlord or their agent must issue a Section 13 notice. This will be required for all rent increases, not just when a tenant disputes an increase.
- How often can a landlord increase the rent?
Under the new act, a landlord will only be able to increase the rent once per year (once every 52 weeks).
- How will rent challenges work?
If a tenant challenges the increased rent, they must apply to the First-tier Tribunal before the date of the rent increase as stated in the Section 13 notice.
- Can a tenant agree a rent on a property, and then take it to Tribunal afterwards?
Yes this is possible, but you cannot agree a rent rate until after a Section 13 notice has been served. This means it is even more important to align your asking rent with the current market.
8. Discrimination
- Is it discriminatory to choose a tenant based on the highest income or most secure employment?
Tenants should be selected based on objective criteria, so employment security and affordability are both valid reasons. It is best practice to document why you chose a specific applicant in case any discrimination complaints arise.
- Can you still require a candidate on benefits to have a rent guarantor?
This can be requested if a tenant doesn't meet affordability criteria for a property. However, you cannot apply a blanket rule that any tenant in receipt of benefits must have a guarantor. You must only request this on a case by case basis.
- Can a landlord refuse an application without giving a reason?
Yes, you can still do this, however if discrimination is alleged and a landlord still refuses to give their reason for declining the tenant, then this will need to be rebutted.
- Can you refuse tenants with children if the head lease states 'no children'?
No, this is not allowed. Lease provisions banning children no longer apply under the new laws.
9. Rent In Advance
- Will tenants be able to pay any sum of rent in advance?
It is unlawful to accept more than one month's rent in advance before a tenancy begins. Even if a tenant does this voluntarily, the excess money must be returned and can only be accepted after a tenancy has started. After the tenancy begins, tenants can voluntarily make advance payments, but this must remain optional and can not be a mandatory condition of the tenancy.
- Will existing tenancies with rent in advance agreements automatically change to monthly payments?
Yes, all existing tenancies with rent in advance agreements will convert to monthly payments.
- If tenants have signed the tenancy agreement but are yet to pay rent, do I have to give them the keys on the first date of the tenancy?
Yes, landlords must give keys to tenants on the tenancy start date if all parties have signed the agreement.
10. Redress & PRS Database
- Will landlords need to pay to be on the PRS database if they have already purchased a landlord license?
Selective Licensing and registration on the PRS database are not linked. The government will not abolish Selective Licensing to replace it with the PRS database.
- Will the PRS database and redress schemes be a recurring fee or one-off payment?
There will be a charge but the government has not yet confirmed the cost or frequency of payment.
- Can an agent put the property and landlord onto the databases or must the landlord do this themself?
This is still being decided. It is expected that agents will be able to do this on behalf of landlords they manage, but it's likely the landlord would at least need to approve the information provided by the agent.
11. Tenancy Deposits
- Will the new act affect deposits?
No, except that the Housing Act 2004 will be updated to reflect the new legislation.
- What will the maximum deposit be?
The cap under the Tenant Fees Act 2019 will still apply, which is a refundable deposit capped at no more than 5 weeks' rent where the total annual rent is below £50,000, or at 6 weeks' rent where the total annual rent is £50,000 or higher.
- Will there be any changes to the Tenancy Deposit Scheme?
No, landlords must continue to protect their tenants' deposits in a government approved scheme.
12. Enforcement & Penalties
- How will the government enforce the new laws?
Local authorities will be responsible for enforcing the new laws, and landlords could face significant penalties if proven guilty of an offence.
- What are the penalties for non-compliance?
Non-compliance with the new laws could lead to a banning order or a hefty rent repayment order. Financial penalties could occur up to £7,000 for initial offences, and up to £40,000 for subsequent offences. Any criminal offence could result in a custodial sentence.
13. What Does This Mean For My Tenant?
- How many months' notice must a tenant give under the new act?
A tenant will be required to provide 2 months' notice, ending on the last day of the rent period. For example, if the tenancy started on the 15th of January and the tenant gave notice on the 26th of April, the tenancy would end on the 14th of June, not the 26th of June.
- What happens if a landlord doesn't give a tenant a written agreement?
All landlords must legally provide their tenants with a written tenancy agreement from the 1st of May 2026. Significant financial penalties and consequences exist for non-compliance.
- Does the 12-month protected period start from the original tenancy start date, or when the new law comes into effect?
The 12-month protected period runs from the currently existing tenancy start date, or from the most recent renewal date. From the date a tenant moves in, as long as they pay their rent and abide by their tenancy agreement, their landlord cannot serve notice until at least month 8 of the tenancy.
- How do property inspections work under the new act?
The act will not affect property inspections. In fact, due to the introduction of the Decent Homes Standard into private rented property, inspections will become even more important. A tenant must be given a minimum of 24 hours notice in writing to carry out an inspection.
- Can tenants still have a guarantor?
Yes, the new laws will not prohibit landlords from requesting a rent guarantor.
- Will the tenancy deposit change?
No, there has been no mention of alterations to the tenancy deposit under the new act.
Still have questions? Let's talk!
Every property and every landlord is different. The new rules are intimidating, and there's no 'one-size-fits-all' approach. If you're unsure how the Renters' Rights Act affects you, or you just want to ensure you're compliant, get in touch with us today!
With Mark Antony Estates, you can trust that we're always one step ahead - so you don't have to be.
I hope this article has been helpful to you! If you have any questions, don't hesitate to get in touch.
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