A landlord's guide to the Renters’ Rights Act

From May 2026, new rules will come into force affecting over 2.82 million private landlords in England: the Renters’ Rights Act.

Approved at the end of October, the new law marks the most significant shift in renting in England in over three decades — giving tenants stronger rights and setting new expectations across the sector.

The Renters’ Rights Act will be introduced in three phases. The first phase begins on 1 May 2026 and brings in major tenancy reforms — including the end of section 21 evictions, the move to rolling contracts and new rules around possession, rent increases and upfront payments.

From late 2026 to 2028, the second phase will introduce further changes. This is followed by the final phase, which will focus on raising property standards through the rollout of Awaab’s Law and the new Decent Homes Standard. This last phase is subject to further consultation before dates are confirmed.

With a lot of reform on the cards, take a look at what’s changing and how they might affect you as a landlord, whether you’re renting your second home or you have a substantial property portfolio.

Skip ahead ⬇️

Evictions

Tenancy agreements

Universal switch

Rent arrears

Selling or moving back in

Raising rent

Rent in advance

Rental bidding

Tenant discrimination

Tenants with pets

Decent Homes Standard

Awaab’s Law

Private Rented Sector Database

The PRS Ombudsman

Local enforcement

Rent Repayment Orders

1. Evictions

What’s changing?

Landlords will no longer be able to evict tenants using section 21 — the so-called “no-fault” route. Instead, you’ll have to use a section 8 ground for possession if you want to end a tenancy.

Additionally, all tenancies will have to follow a standard set of rules, which means landlords must give a valid legal reason to end a tenancy.

What does this mean for landlords?

To evict a tenant, you’ll need to use one of the approved legal grounds to do so. These include selling the property, antisocial behaviour, redevelopment or repurposing, you’re moving into the property or rent arrears. These reasons will all be clearly defined in law, with different notice periods and evidence requirements.

If you’re in a challenging situation with your tenant after the law takes effect, don’t worry. You’ll still have routes to take back your property. The difference is that they’ll be more tightly regulated.

You’ll need evidence to support your reason for eviction. This means that documentation and process will matter more than ever. And some grounds come with conditions, for example, not re-letting for 12 months if you’ve evicted someone because you’re planning on selling the property.

When does this change take effect?

From 1 May 2026.

2. Tenancy agreements

What’s changing?

Fixed-term contracts are being replaced, and all tenancies will be rolling — either monthly or weekly — with no end date.

Tenants will be able to give two months’ notice to leave at any time in the contract.

Landlords can only end the tenancy using one of the new legal grounds. As mentioned above, these include redevelopment, repurposing or selling the property, you moving into the property, antisocial behaviour or rent arrears.

What does this mean for landlords?

As a landlord, this means you’ll lose the predictability of fixed end dates. Your tenants can leave when it suits them (after giving two months' notice), but you’ll still need valid grounds to end the tenancy yourself.

On the flipside, it does mean you’ll gain a simpler setup with fewer contract types to manage.

When does this change take effect?

From 1 May 2026.

3. Universal switch

What’s changing?

There won’t be a mix of old and new rules. On the day the law kicks in — predicted to be 1 May 2026 — every tenancy switches over, whether it's new or already in place.

From that date, section 21 notices will also no longer be valid, and fixed terms will automatically convert to periodic.

What does this mean for landlords?

As a landlord, this’ll mean you’ll have a single set of rules to follow across your whole residential portfolio. Any existing fixed-term tenancies will be converted automatically.

There’ll be no need to rewrite tenant agreements, but you will need to make tenants aware of the changes through a government-produced information sheet. This document will explain:

• What’s changed in the law
• How your tenant’s rights and responsibilities are affected
• What the new tenancy rules mean for both parties
• Where tenants can go for advice or support

You don’t have to create the document — the government will provide a template for you, and you’ll just need to give a copy to each tenant.

When does this change take effect?

From 1 May 2026.

4. Rent arrears

What’s changing?

Currently, if your tenant hasn’t paid the rent for two months, you have grounds to evict them. Once the Act comes into force, however, you’ll only be able to use the mandatory rent arrears grounds for eviction if a tenant has built up three months of unpaid rent. Additionally, the notice period for rent arrears eviction will be extended to four weeks.

What does this mean for landlords?

There’ll be a longer wait before mandatory possession can be granted for arrears. But if you’re dealing with a tenant who is persistently late with payments, there will be some wiggle room.

The aim is to support tenants facing short-term hardship without removing your ability to act.

When does this change take effect?

From 1 May 2026.

5. Selling or moving back in

What’s changing?

If you want to sell or move back into your property, you’ll need to give your tenants four months’ notice, under the new rules. That said, you won’t be able to use these grounds in the first 12 months of a tenancy.

What does this mean for landlords?

As a landlord, this means you’ll need to plan in advance if you’re thinking of selling or moving into your property.

There's a balance here between landlords retaining their rights and tenants getting stability for at least a year.

When does this change take effect?

From 1 May 2026.

6. Raising rent

What’s changing?

Once this ruling comes into effect, landlords will only be able to raise rents once a year, and you’ll have to use a set process (a section 13 notice), which gives your tenants a two-month warning of the increase.

A section 13 is a formal written notice that tells your tenant:

• The new rent amount
• When it’ll come into effect
• That they have at least two months’ warning before the new rate starts
• That they can challenge the increase if they think it’s above market value

The rent increase will have to be within market rates. If not, your tenants can challenge the increase at the First-tier Tribunal, which will independently assess what a fair market rent should be.

What does this mean for landlords?

You’re still free to charge market rent, but you can’t increase it more than once a year. This means you’ll need to plan any annual increases carefully and document the rationale behind them.

Additionally, review clauses or backdated increases will no longer be valid. But if the rent you’re charging is already fair for the local market, you’re unlikely to face challenges.

Finally, the First-tier Tribunal is about keeping things consistent, reasonable and fair — it can’t raise rent above what you proposed.

When does this change take effect?

From 1 May 2026.

7. Rent in advance

What’s changing?

Once the law comes into force, landlords will only be able to request up to one month (or 28 days) of rent in advance.

This applies before a tenancy starts and also during the tenancy — even if the agreement says otherwise. You won’t be able to enforce any clauses that ask for rent to be paid early.

Rent in advance is a payment that covers the tenant’s first period of rent, usually the first month. It’s money you use to cover the cost of that initial time in the property. It differs from a deposit, which is money held as security in case the tenant causes damage or doesn’t pay rent later on.

What does this mean for landlords?

Large upfront payments are no longer an option. If you currently take upfront payments of more than 28 days' rent, you’ll need to update your process.

Local councils will have the power to issue fines of up to £5,000 for non-compliance — and they can do this even if someone else (like an agent) acted on your behalf.

When does this change take effect?

From 1 May 2026.

8. Rental bidding

What’s changing?

To stop bidding wars, lettings will have to include a fixed asking rent clearly listed upfront.

This means that landlords, or agents acting on your behalf, won’t be allowed to ask for, encourage or accept offers above that price.

What does this mean for landlords?

The idea here is to have clear and consistent pricing from day one. As a landlord, you’ll need to set a realistic market rent and stick to it.

The system currently works to a first-come, biggest-budget and best-qualified approach, which can be challenging for tenants who have a lower housing budget. When the rules apply, you’ll need to focus on choosing the right tenant based on references and affordability, not who offers the most.

This rule will apply to all private rentals in England, and breaches could trigger civil penalties of up to £7,000. If you or your agent ignore the rules, you could face multiple fines — especially for repeated or deliberate breaches.

When does this change take effect?

From 1 May 2026.

9. Tenant discrimination

What’s changing?

Landlords and letting agents will no longer be allowed to reject applicants just because they receive benefits or have children.

That includes both direct discrimination — like “no DSS” or “no kids” policies — and indirect barriers, like ticking a box on a form or quietly filtering applicants.

Any clauses in mortgage, insurance or lease agreements that require this kind of exclusion will also be voided by law — so they can’t be used to justify discrimination.

What does this mean for landlords?

Once the law comes into effect, you’ll still have the right to run affordability and reference checks, but you can’t apply blanket bans. If you turn someone down, you’ll need to show it was based on fair, neutral criteria, not their income source or family status.

As a landlord, you should aim to focus on suitability, not status. And if a property genuinely isn’t appropriate for a particular household (like overcrowding rules in a studio flat), make sure you can explain that clearly.

Fines of up to £7,000 can be issued for breaches — and they can stack up for repeat or ongoing offences.

If your insurance or mortgage has this exclusion, reach out to your broker for further details ahead of the Act taking effect.

When does this change take effect?

From 1 May 2026.

10. Tenants with pets

What’s changing?

This is part of the Renters’ Rights Act aims to remove blanket pet bans in private rentals and support responsible pet ownership.

Once implemented, tenants will have a legal right to [request a pet in their rented home]/news-and-resources/renting-to-tenants-with-pets/). And as the landlord, you’ll be legally required to consider that request fairly.

If you refuse, your tenant will be able to escalate the decision to the Private Rented Sector Ombudsman or take the matter to court.

What does this mean for landlords?

Of course, you can still say no, but you’ll need a valid, well-reasoned explanation as to why. That could include things like:

• Superior lease restrictions (like a block or freeholder that doesn’t allow pets)
• Specific risks to the property (like pets in furnished flats or with shared access)

Each request needs to be judged on a case-by-case basis. If your tenants disagree, the ombudsman will have the power to make a binding decision, which could include requiring you to reconsider, compensate or issue an apology.

When does this change take effect?

From 1 May 2026.

11. Decent Homes Standard

What’s changing?

Once this has been bound by law, the Decent Homes Standard (DHS) will apply to private rented properties. It’s a set of rules that defines what “decent” means when it comes to a rental home. It’s already in place for social housing, and now it’s looking to be extended to cover the private rented sector too.

At its core, the standard is about making sure that:

• Homes are safe, secure and in good condition
• Serious hazards like damp, mould, faulty electrics or dangerous structures are dealt with quickly
• Tenants aren’t living in properties that pose a risk to their health or wellbeing

Local councils will be able to issue improvement notices or fines for properties that don’t meet the required standards.

What does this mean for landlords?

If you let a property, you’ll have a legal duty to make sure it meets the Decent Homes Standard. Local councils will have powers to inspect, issue improvement notices, or apply civil penalties of up to £7,000 if standards aren’t met.

In serious cases, tenants or councils can seek a rent repayment order — meaning you might have to pay rent back.

When does this change take effect?

Date yet to be confirmed, but could be after 2035.

12. Awaab’s Law

What’s changing?

Awaab’s Law is named after Awaab Ishak, a two-year-old who died in 2020 due to prolonged exposure to mould in his social housing home. The law is a direct response to that case and aims to stop anything like it happening again in any rental property, including private rentals.

Under the ruling, similarly to the Decent Homes Standard rules, landlords will have to fix serious health hazards, like damp and mould, within specific timeframes. These timescales will be legally binding and will be set out in future regulations.

What does this mean for landlords?

As a landlord, if you don’t act in time when an issue has been reported, tenants would be able to take legal action or escalate their issues through the Private Rented Sector Ombudsman. This means you’ll need to stay on top of inspections and respond quickly to serious issues.

When does this change take effect?

Date yet to be confirmed.

13. Private Rented Sector Database

What’s changing?

All landlords will have to register themselves and their properties on the new Private Rented Sector (PRS) Database. If you let your property, or even advertise one, without being registered, you’ll be in breach of the rules.

What does this mean for landlords?

To avoid the up to £40,000 civil penalty, you’ll have to register on the database. You’ll also need access to the PRD database to serve certain possession notices.

When does this change take effect?

Exact date yet to be confirmed, but later in 2026.

14. The PRS Ombudsman

What’s changing?

Once the bill comes into force, all private landlords must sign up to the Private Rented Sector (PRS) Ombudsman, a brand-new, government-backed service. Even if you use a letting agent, you’ll need to sign up.

It’s designed to help resolve complaints quickly, fairly and without going to court, giving tenants a formal route to challenge poor landlord behaviour — and giving landlords a simpler, cheaper way to deal with disputes.

What does this mean for landlords?

You’ll be legally required to join, or face fines of up to £40,000. Landlords will likely pay a small annual fee per property, set by the scheme, but this has yet to be confirmed.

The ombudsman will handle tenant complaints about landlord actions, inactions or behaviour and offer impartial, binding decisions. If your tenants' complaints are upheld, the ombudsman could order you to apologise, fix the issue or pay compensation. Their decisions are binding

But the ombudsman isn’t just there for the tenant. They’ll offer guidance and support, not just enforcement.

When does this change take effect?

Exact date yet to be confirmed, but it’s estimated to be in 2028.

15. Local enforcement

What’s changing?

Local councils will be given stronger enforcement powers under the Renters’ Rights Act. They’ll be able to issue civil penalties of up to £7,000 for initial or minor breaches, and up to £40,000 for serious, repeat or deliberate offences.

Alongside that, councils will also gain new investigatory powers, including the ability to:

• Access relevant financial records
• Request information from third parties (like agents or banks)
• Carry out property inspections, including on business and, in certain cases, residential premises

What does this mean for landlords?

Once the law changes, this will mean that enforcement will be quicker, tougher and more targeted. Councils will have the tools to act swiftly against non-compliance, whether it’s unregistered properties, ignored repair issues or misuse of possession grounds.

For landlords, it means the basics really matter to avoid formal action:

• Keeping your documents in order
• Making sure your properties meet legal standards
• Staying fully up to date with your obligations

When does this change take effect?

Two separate timings will apply. From 27 December 2025 councils will be granted new investigatory powers. The wider enforcement measures, like civil penalties and enforcement duty, will take effect from 1 May 2026.

16. Rent Repayment Orders

What’s changing?

Under the Renters’ Rights Act, rent repayment orders (RROs) will be strengthened. Once the law comes into force, tenants and local councils will be able to claim back double the current 12-month limit — up to 24 months’ rent from landlords.

RROs will also be expanded to cover more offences. This includes misuse of possession grounds, failure to register with the PRS Database and not joining the PRS Ombudsman. They’ll also apply to superior landlords and company directors, helping to stop unlawful rent-to-rent setups and making sure those at the top are held accountable.

These changes are designed to increase accountability and make it easier for tenants and councils to take action when landlords break the rules.

What does this mean for landlords?

If you’ve previously been penalised or convicted for a landlord-related offence and commit the same one again, you’ll be required to pay back the maximum amount of rent. This applies whether rent was paid directly to you by the tenant or through Housing Benefit or Universal Credit.

If you don’t meet your legal duties as a landlord, you won’t just face fines — you could be paying back up to two years' rent on top.

Staying compliant won’t just be about avoiding enforcement; it’ll also be about protecting your income.

When does this change take effect?

From 1 May 2026.

Get more info

If you want more information, take a look at the Gov.UK Guide to the Renters’ Rights Act.