Renting is changing: What the Renters’ Rights Act means for landlords

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Written by

Erin Field .

The Renters’ Rights Act is the most significant reform to the private rented sector in over 40 years. The legislation received Royal Assent in October 2025 and is being rolled out in phases, with the first major wave of changes already in force from 1 May 2026.

The Act introduces major reforms to private renting, giving tenants stronger protections around rent increases, pets and discrimination. It also gives a fairer and clearer framework for private landlords in managing their tenancies.

Who is affected by the Renters’ Rights Act?

The Act impacts private landlords with rental properties in England.

However, it will also impact letting agents who act on behalf of private landlords as they will also have to follow the new rules when doing so.

What’s changing in 2026?

The Phase 1 changes that took effect on 1 May 2026 cover six key areas. If a letting agent acts on your behalf, they need to follow these rules too.

  1. The end of Section 21 ‘no-fault’ evictions
    Landlords can no longer use Section 21 of the Housing Act 1988 to evict tenants. To do so, they must have a specific, legally valid reason, also known as a ‘possession ground’. Possession grounds have been expanded to make it easier for landlords to evict tenants when they want to sell the property, move in, or move in family members. It is also now easier to evict tenants for anti-social behaviour.
  2. The end of fixed-term tenancies
    Any new or pre-existing tenancies will be automatically converted into an ‘assured periodic tenancy’. This is a ‘rolling’ tenancy which means tenants can stay in the property until they end their tenancy or the landlords serves a valid notice.
  3. Fairer rent rules
    Landlords can only raise rent once a year, and renters can challenge unfair increases through the First-tier Tribunal.
  4. No rental bidding or large upfront payments
    Landlords must stick to the advertised rent and cannot ask, encourage or accept offers of higher rent. Landlords also cannot ask tenants to pay more than one month’s rent in advance.
  5. Strengthened pet rights
    Landlords must consider written requests to keep a pet and cannot unreasonably refuse.
  6. Anti-discrimination protections
    Landlords and letting agents cannot discriminate against those who receive benefits or those who have children.

Landlords also must provide The Renters’ Rights Act Information Sheet 2026 to their tenants before 31 May 2026 or they could be fined up to £7,000.

How is the Act being rolled out?

All the changes are not being introduced all at once. Instead, they are being rolled out in three phases to allow time for landlords, letting agents and local councils time to prepare for each change.

Phase 1 – May 2026

  • Abolishment of Section 21 ‘no-fault’ evictions
  • Reformed possession grounds
  • Landlords can only raise rent once per year (which tenants have the right to challenge)
  • Ban on rental bidding
  • Can only request one month’s rent in advance
  • Tenants can make written requests for pets and landlords must respond within a set timeframe
  • Increased protections against discrimination for tenants on benefits or families

Phase 2 – From Late 2026 (date tbc)

  • New Ombudsman service which will give tenants a way of resolving complaints against their landlord without going to court
  • A PRS Database will be rolled out which landlords will be legally required to join and pay an annual fee.

Phase 3 – 2035

  • The Decent Homes Standard and Awaab’s Law will be extended to the private rented sector

What should landlords do now?

The UK government has published a dedicated campaign hub and a range of official resources to help landlords, letting agents and tenants understand their rights and responsibilities under the Renters’ Rights Act.

Here are some useful guides to help you understand the new law and expectations:

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Erin Field

Production Development Assistant

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