What the Renters' Rights Act Changes for Landlords
The Act changes how you let, manage and end tenancies in England, not just how you evict. It affects around 2.3 million landlords and 11 million private renters (MHCLG). Most tenancy reforms took effect on 01/05/2026 and apply to existing tenancies, not only new ones. This guide covers what changed, when it applies and what to do, then links to the deeper RentalBux guide on each topic.
How Does the Renters' Rights Act Affect Landlords?
If you let residential property in England, almost every stage of a tenancy is affected. The table below is a standalone quick reference. Each row links to a deeper guide.
Change | How landlords are affected | When | What to do |
|---|---|---|---|
Section 21 abolished | No no-fault possession; every claim needs a ground and usually a hearing | 01/05/2026 | Learn the grounds you will rely on; keep evidence |
Fixed terms now periodic | All tenancies became periodic automatically | 01/05/2026 | Remove fixed-term wording from templates |
Information to tenants | Existing tenants must have the Information Sheet; verbal tenancies need a written summary | By 31/05/2026 | Confirm service in writing |
Rent increases | Once a year, market rate, Section 13 notice, 2 months' notice | 01/05/2026 | Keep market-rent evidence; diarise the window |
Rent in advance | Max one month, only after signing | 01/05/2026 | Use referencing or a guarantor instead |
Rental bidding banned | Must advertise a fixed rent; no higher offers | 01/05/2026 | Advertise at the figure you would accept |
Pet requests | Must consider within 28 days; no unreasonable refusal | 01/05/2026 | Log requests; record decisions |
Discrimination banned | No blanket bans on benefit claimants or families | 01/05/2026 | Review adverts and selection criteria |
Council powers, penalties | Entry, document demands; penalties up to £40,000 | Powers 27/12/2025; penalties 01/05/2026 | Keep records retrievable |
PRS Database | Mandatory registration; a condition of most possession grounds | From late 2026 | Gather property and safety details now |
Landlord Ombudsman | Mandatory membership; binding decisions | Expected 2028 | Adopt a written complaints procedure |
Property standards | Decent Homes Standard and Awaab's Law extending to the PRS | After consultation | Assess condition; budget for works |
The Biggest Impacts, in Brief
Section 21 and Possession: No landlord in England can now end a tenancy without a legal reason. Possession runs through a Section 8 notice using a Schedule 2 ground, and most claims need a court to agree. Keep clean records of rent, communications and any breaches from the start of every tenancy. See the complete guide to the Renters' Rights Act.
Rent Arrears and Ground 8: The mandatory arrears threshold rose from two months to three (or 13 weeks for weekly or fortnightly rent), and the notice period rose to four weeks. The three-month level must be met when you serve notice, and again at the hearing, so accurate rent records decide these cases. Discretionary grounds still cover smaller or persistent arrears.
Rent Increases: You can raise rent once a year, to market rate, by a Section 13 notice with at least two months' notice. Rent review clauses no longer work. A tenant can challenge at the First-tier Tribunal, which cannot set a rent higher than you proposed and cannot backdate it. Keep the comparables that support your figure, and sense-check timing with the RentalBux rent increase checker.
Rent in Advance: You cannot take rent before the agreement is signed, and no more than one month once it is signed. Large upfront payments are gone. A tenant can still choose to pay early; you just cannot require it. Breaches carry a civil penalty of up to £5,000.
Rental Bidding: Advertise a single fixed rent and do not invite or accept higher offers, even if volunteered. Agents acting for you are caught too. Breaches carry up to £7,000. Advertise at the figure you are willing to accept and keep your adverts.
Pets: You must consider a pet request within 28 days and cannot unreasonably refuse. A blanket "no pets" rule will not stand, but a refusal tied to the specific property can, and it is always reasonable to refuse where a superior landlord prohibits pets. Log requests and record your reasons. See the guide to renting with pets.
Discrimination: Blanket bans on benefit claimants or families with children are unlawful, in adverts and in practice. You keep affordability checks and the final say on individual facts. Unusually, these provisions extend to Wales and Scotland. Breaches carry up to £7,000. See the guide to DSS income and benefits.
Fixed Terms to Periodic: Every tenancy is now periodic, with no fixed end date; tenants can leave on two months' notice. Existing tenancies converted automatically on 01/05/2026. Existing written agreements do not need reissuing, but existing tenants had to receive the Information Sheet by 31/05/2026, and verbal tenancies needed a written summary by the same date. See the Information Sheet guide.
Selling or Moving In: Grounds 1 and 1A cannot be used in the first 12 months, need four months' notice, and bar you from re-letting or marketing the property for 12 months afterwards. See the guides to selling a tenanted property and the 12-month letting ban.
PRS Database: From late 2026, registration becomes mandatory and a condition of using most possession grounds (except the anti-social behaviour grounds). The fee and full data fields are still to be confirmed. Start gathering property details, ownership details and current gas, electrical and EPC certificates now.
Landlord Ombudsman: Membership will be mandatory for all private landlords, including those using an agent, expected from 2028. The Ombudsman can order apologies, remedial action or compensation. Adopt a written complaints procedure now. See the guide to the PRS Ombudsman.
Property Standards: Awaab's Law already applies to social housing (from 27/10/2025). For the private sector, both Awaab's Law and a Decent Homes Standard are being extended by the Act, but the requirements and timescales will be set by later regulations after consultation. The proposed Decent Homes dates (2035 or 2037) and the proposed EPC C standard by 2030 are not yet law. Assess condition now and budget for works. See the guides to the Decent Homes Standard and Awaab's Law.
What Could the Renters' Rights Act Cost Landlords?
There is no single figure. The impact varies widely: a modern, compliant single property may cost little beyond fees and admin, while an older property or a large portfolio can cost much more. Costs fall into categories: property improvements, repairs and maintenance, compliance and certification, registration and redress fees, administration, professional and legal fees, possession proceedings, and void periods (especially the 12-month re-let bar after a sale or move-in).
What every landlord shares is a greater need to see the numbers clearly. Keeping records of rental income, repairs, maintenance, professional fees, compliance costs and other allowable expenses is the practical way to understand your own exposure, and it is the same record-keeping that supports an accurate tax return.
The Administrative Impact
Even where direct costs are low, the Act increases what you must record and be able to produce. Keep tenancy records current, track rent accurately (it decides Ground 8 and Tribunal cases), log communications and pet requests with dates, keep adverts and market-rent evidence, and gather the database fields ahead of your region's rollout. From 27/12/2025, councils can inspect on short notice and require records from you, your agents and third parties including banks and accountants, so records need to be retrievable, not reconstructed later. Portfolio landlords carry most of this, since each property multiplies the deadlines, certificates and staggered protected periods to track.
What Landlords Should Do Now
If you already have tenants: Confirm in writing that each tenant received the Information Sheet; check any verbal tenancy has a written summary; keep a clean rent record; diarise each tenancy's 12-month protected period.
If you are about to let: Advertise one fixed rent at the figure you will accept; take no more than one month in advance, and nothing before signing; use a periodic agreement with the required information; review selection criteria so nothing screens out benefit claimants or families.
If you manage several properties: Centralise records; build one calendar of rent-review windows, pet clocks, certificate renewals and protected-period end dates; assemble database information for the whole portfolio.
If you may need possession: Identify the right ground and its evidence early; for a sale or move-in, remember the 12-month protected period, four months' notice and the 12-month re-let bar; take advice before serving a notice.
If you are increasing rent: Check you are within the annual window; serve a Section 13 notice with two months' notice; set a defensible market figure and keep the evidence.
Renters' Rights Act: What Landlords Often Get Wrong
"The Renters Reform Bill is the current law."
No. The Renters (Reform) Bill was the Conservative government's 2023 bill, which fell before the 2024 election. The law in force is the Renters' Rights Act 2025 (Royal Assent 27/10/2025, House of Commons Library).
"All the changes started together."
No. Tenancy reform 01/05/2026, council powers 27/12/2025, database from late 2026, Ombudsman expected 2028, property standards later.
"You need two months' arrears for a mandatory order."
Not any more. Ground 8 now needs three months (or 13 weeks for weekly or fortnightly rent). Many older guides still say two.
"Landlords can never refuse a pet."
You can, on reasonable, property-specific grounds, within 28 days. A blanket ban does not stand.
"Landlords can no longer increase rent."
You can, once a year, by Section 13 notice. Only rent review clauses and other routes have gone.
"It only affects new tenants."
Existing tenancies converted on 01/05/2026 and existing tenants had to receive the Information Sheet.
"The property standards already apply to private landlords."
The Decent Homes Standard and private-sector Awaab's Law are coming, but the requirements and dates will be set after consultation. Treat 2035, 2037 and the 2030 EPC C proposal as not yet law.
Conclusion
The Renters' Rights Act does not end private letting, but it does raise the bar on how carefully you run it. The landlords who cope best will be the ones who know their dates, keep clean records, and can produce evidence when a tenant, a council or a tribunal asks. Most of the reform is already live, so the work now is practical: update your tenancy templates, diarise the deadlines that apply to each property, and keep your income, expenses and compliance records organised and retrievable. Get advice on your specific situation before you serve any notice, and treat the rest as a routine you build once and maintain.
