Renters’ Rights Act Explained: What It Means for Landlords in 2026

The Renters’ Rights Act 2025 is the biggest change to tenancy law in England in a generation. It comes into force on 1 May 2026, and for landlords, the implications are significant – there’ll be longer notice periods, stricter eviction rules, new compliance requirements, and a shift in the balance between landlord and tenant.

Some landlords are adapting, while others are reconsidering whether to stay in the market at all. Either way, understanding what’s changing – and when – is essential for both landlords and renters alike.

Here’s a clear, practical breakdown of everything landlords need to know.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 is a major piece of legislation that changes how private renting in England works. It replaces the previous system of short-term, flexible tenancies with more secure, open-ended arrangements for tenants. It also introduces much stricter rules for landlords who want to end a tenancy.

You may have heard it referred to as the Renters’ Rights Bill. It became the Renters’ Rights Act when it passed in Parliament and received Royal Assent in 2025.

The Act is focused on the private rented sector in England. This means that individual landlords, buy-to-let investors, and letting agencies are all affected. Social housing, such as council and housing association properties, is already governed by separate, stricter rules.

The Act affects both landlords and tenants. In simple terms, tenants get more security and stronger rights, and landlords get clearer rules to follow. The days of asking a tenant to leave a property without reason are over.

When did the Renters’ Rights Bill become law?

The Renters’ Rights Bill became the Renters’ Rights Act when it received Royal Assent in 2025. However, becoming law and coming into force are two different things. The Act is expected to be implemented in three phases, and the most significant changes will happen on 1 May 2026.

Here’s the expected timeline:

1 May 2026 – Phase 1: The core tenancy reforms from the Act come into force. This is the main change that will affect both tenants and landlords, including the abolition of Section 21 and periodic tenancies.
Late 2026 – Phase 2: The Mandatory Landlord Database begins a phased regional rollout, and the Landlord Ombudsman setup begins.
~2028: The Landlord Ombudsman is expected to be fully operational and mandatory for all landlords later in the decade.
Future – Phase 3: Future reform timings are to be confirmed, but it is expected that a proposed minimum EPC rating of C will come into place for rental properties later in the decade. The Decent Homes Standard and Awaab’s Law are also expected to be extended from the social to the private rented sector.

The changes that take place on 1 May 2026 have been confirmed; they’re immediate and wide-reaching. Everything else is set to follow in the years ahead, but landlords who wait until the last minute to prepare are unlikely to find the process straightforward.

Does the Renters’ Rights Act apply to the whole of the UK?

No. The Renters’ Rights Act applies to England only.

Scotland, Wales, and Northern Ireland all have their own separate housing legislation. Scotland already operates a similar system, the Private Residential Tenancy (PRT) system – no-fault evictions were abolished there in 2017. Wales introduced its own reforms through the Renting Homes (Wales) Act 2022. Northern Ireland also has its own framework, the Private Tenancies (Northern Ireland) Order 2006, which was updated by the Private Tenancies Act in 2022.

If you’re a landlord with properties across multiple nations, the rules that apply will depend on where each property is located.

Will the Renters’ Rights Act apply to existing tenancies?

Yes. This is one of the most important things for landlords to understand – the Act doesn’t only apply to tenancies created after 1 May. Existing tenancies are also affected.

From 1 May, all existing assured shorthold tenancies (ASTs) will automatically convert to open-ended periodic assured tenancies. This means that they have no fixed end date. It also means tenants aren’t ‘locked-in’ for a full 12-month tenancy. They can give notice to leave at any time without breaking their lease, with a statutory notice period.

Landlords don’t need to reissue tenancy agreements, but they do need to provide every existing tenant with a government information sheet by 31 May 2026. Failure to do so could result in a fine of up to £7,000. Continued or repeat breaches can escalate to a criminal offence, with penalties of up to £40,000 or prosecution.

In practical terms, there is no transition period or different rules for existing tenancies. From 1 May, the new system applies across the board, for existing and new tenants alike.

The biggest change: The end of no-fault evictions

Realistically, what is the biggest change? The headline is no-fault evictions. The Renters’ Rights Act abolishes Section 21, the ‘no-fault eviction’ notice. This means, from 1 May 2026, landlords will not be able to ask a tenant to leave simply by giving two months’ notice. A valid, legal reason is required.

30 April 2026 is the latest date that a valid Section 21 notice can be served. If a landlord has already served a Section 21 notice, they must issue court proceedings by 31 July 2026. After this date, the notice is invalid.

From 1 May 2026, landlords who need to regain possession of a property must issue a Section 8 notice instead and must have legally recognised grounds for possession.

What grounds can landlords use to evict tenants now?

If a landlord wishes to evict a tenant after 1 May, they’ll need to use a Section 8 notice. The number of available grounds for eviction has expanded to around 37 from the current 17. Here are the most relevant Section 8 grounds for landlords who are looking to sell or regain possession of a property:

Ground 1A: Selling the property

If a landlord needs to sell the property, they can give tenants four months’ notice. However, the tenancy needs to have been running for at least 12 months before this four-month notice period ends. The landlord also cannot re-let the property for a minimum of 12 months if they use these grounds for eviction.

Ground 1: Moving in or family occupation

A landlord is entitled to regain possession of the property if they or a close family member is moving in. Again, this is subject to the same four months’ notice period and 12-month minimum tenancy requirement.

Ground 8: Serious rent arrears

A tenant can be legally evicted if they fall behind on their rent. However, this now requires three months of arrears, rather than two months. The landlord will also need to give tenants four weeks’ notice of eviction.

Ground 7A: Anti-social behaviour

This ground remains unchanged. Proceedings can be initiated immediately after notice is served.

From 1 May, most grounds for eviction require four months’ notice and cannot be used within the first 12 months of a tenancy, allowing tenants at least a year in the property before any eviction proceedings can be initiated.

If a landlord uses one of these grounds to evict a tenant and then doesn’t follow through – for example, using Ground 1A to evict a tenant but then not selling the property – they risk significant financial penalties.

New renters’ rights on rent increases and bidding

A significant change coming into place as part of the Renters’ Rights Act relates to cost. From 1 May 2026, landlords can only raise rent a maximum of once per year. If they wish to increase the rent, the landlord must serve a formal Section 13 notice and give tenants at least two months’ notice of the proposed increase.

If a tenant disagrees with the increase and believes it is above the market rate, they can challenge it. This goes to a First-tier Tribunal. The Tribunal will then either confirm or reduce the rent – they cannot increase it above what the landlord has proposed. Once the decision is made, any rent increase will not come into effect until the next payment date after the Tribunal’s decision. If there is a case of hardship, this can be delayed by a further two months.

Another change relates to rent ‘bidding wars’. Bidding on rent will be banned from 1 May 2026. When a landlord advertises a property, they must do so at a fixed asking rent and can’t accept or encourage any offers above that price.

These changes override tenancy agreements. Any clause that allows for rent increases in a different way becomes unenforceable.

The Renters’ Rights Act and pets: What’s changing?

The Renters’ Rights Act brings in new rules around renting and pets. Under the Act, a tenant has the right to request permission, in writing, to keep a pet at home – and landlords cannot reasonably refuse.

When a tenant requests to keep a pet, the landlord will have 28 days to respond in writing. If they need to know more about the pet – size, breed, etc. – they have an additional seven days to respond once that information is received. If the landlord refuses a pet, it must be on reasonable grounds. A blanket “no pets” policy without justification is no longer allowed.

Grounds generally accepted as reasonable for refusal include:

The property isn’t suitable for a pet. For example, it is too small for the animal, like a large dog in a small flat. Unsafe layouts, such as balconies, or a lack of outdoor space, may also be valid reasons for refusal.
Building rules forbid pets. In some instances, there may be a blanket management rule in the building prohibiting pets. This can still be enforced.
Risk to the property. If there is genuine risk to the property – beyond a general worry of wear and tear – a landlord may be able to refuse a pet. This applies in instances where there is a specific risk of damage, such as delicate flooring or a furnished property with expensive items. Landlords will need to show a real, evidence-based concern.
Risks to neighbours or others. Allergies in shared buildings, noise concerns, or concerns about aggressive or dangerous animals can also be valid reasons for refusal.

It’s important to remember this isn’t a fixed legal list – each situation is unique and will depend on the type of pet requested, the property, and individual circumstances. If there’s a dispute, for example, if the tenant disagrees with the grounds for refusal and challenges it, the decision could be taken to the Private Rented Sector Ombudsman or court.

To protect against potential damage, landlords may be able to require tenants to take out pet insurance as a condition of permission, subject to final guidance. This aims to provide a practical safeguard without preventing tenants from keeping animals altogether.

Renters’ Rights Act: What are the implications for landlords?

So, what are the key things landlords need to do differently? The biggest impact comes down to three main things: more paperwork, stricter processes, and less flexibility.

As we’ve discussed above, things like evictions and rent increases will now follow a clearer process, and landlords will need to provide documentation throughout that process. Landlords who haven’t been keeping records of things like rent payments, correspondence, maintenance requests, and any breaches of the tenancy may find themselves in a weaker position if they need to go to court. Landlords and tenants alike should build and keep paper trails in case they need documented evidence in the future.

New tenancies must also include prescribed written information, including key tenancy terms. These key terms must be included within the tenancy agreement or in a separate written statement. Failure to provide the required information can result in a fine of up to £7,000.

Increased regulation and compliance in later phases

The Renters’ Rights Act is expected to bring in two significant new requirements for compliance. These won’t come into effect on 1 May but will follow in later phases. They are:

A mandatory Private Rented Sector (PRS) Database. This will require that all landlords register themselves and every property they let. Regional rollout will begin in late 2026. The database is expected to be publicly accessible, meaning a tenant can check whether a landlord is registered, and councils can target enforcement.
A mandatory Landlord Ombudsman. This will give tenants a formal route if they want to raise a complaint and receive a legally enforceable outcome without going to court. Landlords will have to register with this scheme, with full rollout expected around 2028.

Both of these will involve fees for landlords, plus additional admin. If you’re a landlord with a larger portfolio of properties, it’s smart to start planning for these costs now.

Are landlords selling up because of the Renters’ Rights Act?

Some are. The changes the Act is bringing mean reduced flexibility and increased regulation, which have prompted some landlords – especially small-scale landlords with smaller portfolios, single properties, or homes they’ve held as a secondary investment – to reconsider whether the rental market still makes sense for them.

However, plenty of landlords are staying and adapting to the changes in the market. For landlords who already have well-maintained properties, good tenant relationships, and fair processes in place, the changes are much more manageable.

The landlords who will find the new rental landscape most difficult are those who may have over-relied on Section 21 as a fallback in the past, or those who have properties that don’t meet the standards that the new regulations will require.

If you’re weighing up whether or not to sell, consider how much flexibility you need over the property, what the condition and compliance status of the property/your portfolio are, and what the numbers would look like if you sold now vs continued to let. Remember, from 1 May 2026, you’ll need to follow the new process and issue a Section 8 notice if you wish to regain possession of the property.

What do the new Renters’ Rights mean for the property market?

While the Renters’ Rights Act primarily affects individual landlord-tenant relationships, there is also an expected knock-on effect on the rental market as a whole.

The availability of rental properties could reduce in the short term as some landlords leave the market and others pause new purchases while they assess the landscape. If there are fewer rental properties available, the resulting decrease in supply could push rents upward – something at odds with the Act’s goal of making renting more affordable. However, as mentioned, the new laws mean any rent increase will need to be officially proposed through a formal Section 13 notice.

In the long term, it’s likely that the Act will professionalise the rental sector. Landlords need proper documentation, compliant properties, and structured processes. Smaller, individual landlords are the ones most likely to exit the market, especially if they operate informally, keep poor records, or rely on the ability to quickly remove tenants. Larger, institutional investors who handle their portfolio like a business are likely to be better equipped to manage the changes. Smaller landlords who choose to stay may increasingly use professional letting agents to manage the heightened administration of renting out a property under the Renters’ Rights Act.

The build-to-rent sector is in a unique position to benefit from the new reforms. As individual landlords may choose to exit the industry, build-to-rent developments can step in to meet demand with purpose-designed, professionally managed, compliant homes.

For tenants, there are clear benefits, primarily greater security. Following the changes, tenants will be able to stay in a property for as long as they choose, challenge unfair rent increases, and request to keep a pet without fear of eviction – a significant improvement in the stability of renting.

The Renters’ Rights Act summary: What are the key takeaways?

Here’s a quick breakdown of the key changes the Renters’ Rights Act will bring:

Section 21 ‘no-fault’ evictions are abolished from 1 May 2026
All existing tenancies automatically convert to open-ended periodic tenancies on 1 May 2026
Landlords must provide all existing tenants with a government information sheet by 31 May 2026
Rent increases are limited to a maximum of once per year, and must be issued via a formal Section 13 notice
Tenants can challenge rent increases at the First-tier Tribunal
Rent bidding wars are banned – landlords must stick to a set asking price
Tenants have the right to request a pet, and landlords can’t unreasonably refuse
Evictions now require a valid legal ground under Section 8, with notice periods of up to four months

What should landlords do next?

If you’re a landlord, it’s vital that you review your tenancy agreements, update your documentation processes, and ensure you understand how the Act applies to your situation.

If you currently have tenants, you must provide them with the government information sheet by 31 May 2026. This is not optional, and the fine for non-compliance starts at £7,000.

If you’re considering selling your property before increased costs take hold, Good Move could be a quick-sale solution. We buy properties directly from landlords, with tenants in place if needed. There’s no estate agent, no chain, and no lengthy wait. We can make a cash offer within 24 hours and complete the sale in as little as two weeks.

If you’d like to chat through your options, get in touch with Good Move for a no-obligation quote – our team is happy to help.