June 19, 2026
The Renters’ Rights Act is one of the biggest changes to private renting in England for decades. For landlords, it affects how tenancies are structured, how possession is gained, how rent increases are handled, and how rental properties are managed day to day.
The Act received Royal Assent on 27 October 2025, with the main private rented sector changes coming into effect from 1 May 2026. These changes include the end of Section 21 “no-fault” evictions, the move from fixed-term assured shorthold tenancies to periodic tenancies, new rent increase rules, stronger enforcement powers, and new systems designed to increase landlord accountability.
For landlords, the most important thing is understanding the changes and putting the right systems in place early. Landlords can still regain possession of their property where there is a valid legal reason. However, the way landlords manage tenancies now needs to be more structured, better documented and more compliance-focused.
This guide explains what the Renters’ Rights Act means for landlords in the simplest possible terms, what has changed and how landlords should prepare.
The Renters’ Rights Act is legislation designed to reform the private rented sector in England. Its aim is to improve security for tenants, raise standards in rented homes and create a clearer framework for landlords, tenants and letting agents.
For landlords, the Act changes several long-standing parts of the rental system. The most significant change is the end of Section 21, which previously allowed landlords to regain possession of a property without giving a specific reason, provided the correct notice and process were followed.
The Act also changes how tenancies work. Fixed-term assured shorthold tenancies are removed, with assured tenancies becoming periodic. This means tenancies continue on a rolling basis rather than being tied to a fixed end date in the same way. The Government has described this as a “transformative new tenancy system” intended to give tenants more security while giving landlords clearer possession grounds.
This does not mean landlords have lost control of their property. It means landlords now need to rely on valid legal grounds to evict a tenant, accurately keep records and follow proper processes.
The main changes for private landlords in England came into effect on 1 May 2026. From that date, the new tenancy framework applies, Section 21 notices can no longer be served, and affected tenancies move into the new periodic structure. It now affects live tenancies, new tenancies and day-to-day property management.
Landlords also need to be aware of information duties. Government landlord guidance explains that landlords need to provide information to existing and new tenants by 31 May 2026, helping tenants understand the new rights and responsibilities that apply under the Act.
For landlords with more than one property, this is particularly important. Each tenancy should be reviewed so the landlord understands what type of tenancy is now in place, what information needs to be provided, and whether existing documents, rent review processes and management systems are still suitable.
The end of Section 21 is the change most landlords have heard about. Before the Renters’ Rights Act, Section 21 allowed landlords to seek eviction without needing to prove tenant fault. This was often referred to as a “no-fault” eviction.
From 1 May 2026, landlords can no longer serve Section 21 notices for private rented tenancies covered by the Act. This does not mean landlords can never regain possession. It means they need a valid legal reason and must use the correct possession route. In most cases, this will mean relying on Section 8 grounds which are specific legal grounds for possession that allow landlords to regain their property in certain situations, including serious rent arrears, anti-social behaviour, breaches of tenancy, or where the landlord intends to sell or move back into the property.
For landlords, this makes documentation far more important. If a tenant falls into arrears, the landlord should have accurate rent schedules, payment records, reminders, and correspondence. If there are complaints about behaviour, the landlord should keep dated records, tenant communications and any supporting evidence. If the landlord wants to sell, the correct ground and process must be followed.
The Renters’ Rights Act does not only affect brand-new tenancies. Many existing assured and assured shorthold tenancies convert into the new assured periodic tenancy regime from 1 May 2026. This means many landlords who had fixed-term agreements in place before the changes still need to comply with the new rules.
For landlords, this is an important point to consider. It is not enough to assume an existing tenancy continues exactly as before until the written agreement ends. The legal framework has changed.
This affects how landlords think about possession, rent increases and tenant communication. Fixed terms are no longer the same management tool they once were. Landlords cannot simply wait for the end of a fixed term and expect to regain possession without a legal ground.
This is why reviewing tenancy documents is so important. Landlords should understand whether their current agreements contain terms that are no longer enforceable, whether rent review clauses still operate as expected, and whether tenants have been given the required information under the new system.
Under the Renters’ Rights Act, assured tenancies become periodic rather than fixed term. A periodic tenancy rolls from one rental period to the next, usually monthly, until the tenant gives notice or the landlord successfully uses a valid possession ground.
For tenants, this gives more flexibility. For landlords, it changes how tenancies need to be managed.
Previously, some landlords relied on fixed-term tenancy end dates as natural review points. They could review rent, decide whether to renew, or use Section 21 if they wanted the tenant to leave. Under the new system, that approach no longer works in the same way.
This makes tenant retention more important. If tenants have more flexibility, landlords need to give good tenants a reason to stay. That means responding to repairs, keeping the property in good condition, communicating clearly, and setting rent at a level that reflects the market without encouraging unnecessary turnover.
Tenant turnover is expensive. A vacant property can mean lost rent, cleaning, repairs, advertising, referencing and time spent arranging a new tenancy. In a more flexible tenancy system, good management becomes a direct part of protecting income.
The Act also changes how landlords increase rent. Under the new system, rent increases need to follow the correct process, and tenants have the right to challenge increases they believe are above market level.
For landlords, the main point is that rent reviews should be evidence-led. A landlord should be able to show that a proposed rent is in line with the local market.
That means looking at comparable properties, similar locations, similar size, similar condition and similar tenant demand. A two-bedroom flat in excellent condition near transport links should not be compared with a dated property in a weaker location. The comparison needs to be fair and realistic.
This does not mean landlords cannot increase rent. It means increases need to be handled properly.
For example, if a property is being let for £850 per month and similar homes nearby are achieving £900 to £925, a measured increase may be easier to justify. If the landlord tries to raise the rent to £1,200 without evidence, the tenant may be more likely to challenge it.
Another area landlords need to understand is rent in advance. The Renters’ Rights Act changes how landlords can require rent to be paid before a tenancy begins. Government guidance explains that once a tenancy starts, landlords will be unable to enforce terms requiring rent to be paid earlier than monthly or every 28 days, depending on the tenancy.
This matters because some landlords previously relied on large upfront rent payments, especially where a tenant had limited UK credit history, was self-employed, or could not provide a guarantor.
Under the new rules, landlords need to think carefully about referencing and affordability. If a landlord cannot rely on large upfront payments in the same way, then tenant checks become even more important. That means verifying income, employment, previous landlord references, credit history where appropriate, guarantor strength where used, and whether the tenant can realistically afford the rent.
The Act also changes how landlords handle pets. Landlords are not expected to accept every request automatically, but they cannot unreasonably refuse a tenant’s request to keep a pet.
For landlords, this means a blanket “no pets under any circumstances” approach is likely to be difficult to maintain.
A practical approach is to consider each request properly. The landlord may look at the type of property, the type of pet, the terms of any lease, building rules, insurance issues and whether reasonable conditions can be put in place.
For example, a large dog in a small flat with restrictive lease terms may raise different issues from a cat in a freehold house with a garden.
Landlords should also make sure tenancy documents and pet policies are clear. This helps manage expectations around damage, cleaning, nuisance and responsibility.
The Act also strengthens protections around discrimination in the rental market. Landlords and agents must be careful not to apply blanket bans against tenants because they receive benefits or have children. The aim is to make sure tenants are assessed fairly rather than excluded automatically.
For landlords, this does not mean every applicant must be accepted. Landlords can still carry out affordability checks, referencing and suitability assessments. What they should avoid is advertising or applying policies that automatically rule out certain groups without considering individual circumstances.
A safer approach is to assess whether the applicant can afford the rent, whether references are satisfactory, whether the property suits the household, and whether all legal checks can be completed.
The Renters’ Rights Act is part of a wider shift towards higher standards and stronger enforcement in the private rented sector. Good landlords should already be taking compliance seriously, but the Act raises the importance of having proper systems.
Gas safety, electrical safety, deposit protection, Right to Rent checks, smoke alarms, carbon monoxide alarms, repair obligations, proper tenancy documents and accurate records are all core parts of being a landlord.
The Act also strengthens rent repayment orders, including increasing the maximum penalty from one year’s rent to two years’ rent in some circumstances.
A well-managed rental property should have a clear record of safety checks, inspection notes, repair reports, tenant communications, rent records, deposit documentation and notices served. If a dispute arises, these records can make a major difference.
This is particularly important for self-managing landlords. Many landlords are well-intentioned, but rely on memory, informal messages or outdated documents. Under the new system, that approach becomes even riskier.
The Renters’ Rights Act also introduces a Private Rented Sector Database and a Landlord Ombudsman. The aim is to improve transparency, raise standards and give tenants clearer routes for complaints and redress. This will be introduced after the first phase of reforms.
The database is expected to require landlords to register themselves and provide property and compliance information. The Ombudsman is expected to provide a route for tenants to resolve complaints without always needing to go through the courts.
For landlords, it means that you need to take more accountability. If a tenant raises an issue about repairs, communication or property conditions, the landlord should be able to show what was reported, when it was reported, what action was taken and when the issue was resolved.
Most landlords already deal with repairs quickly, keep tenants informed and maintain clear records. The difference is that these practices are now becoming even more important as the sector becomes more regulated.
The Act also gives local councils stronger enforcement powers. Government guidance confirms new enforcement measures and investigatory powers for local authorities, supporting a tougher approach to poor practice in the private rented sector.
For landlords, this means non-compliance is more likely to carry real consequences. Councils may have greater ability to investigate, request information and take action where landlords do not meet their responsibilities.
This should not worry landlords who are already doing things properly. But it should encourage landlords to tighten weak processes before problems arise.
The most vulnerable landlords are often not deliberately bad landlords. They are landlords who are disorganised. They miss renewal dates, forget safety certificates, delay repairs, use outdated agreements or fail to document key decisions.
Self-managing landlords are likely to feel the changes most. Managing a property yourself is still possible, but the margin for error is smaller.
A self-managing landlord now needs to be confident handling tenancy documents, rent reviews, repairs, inspections, safety checks, tenant communication, notices, record keeping and legal updates.
The challenge is not just one rule. It is the combined effect of all the changes. Section 21 removal means possession requires valid grounds and evidence. Periodic tenancies mean tenant retention matters more. Rent increase rules mean market evidence is important. Pet and anti-discrimination rules require more careful decision-making. Ombudsman and database reforms increase accountability.
For landlords who already run their property like a business, this may be manageable. For landlords who are behind on paperwork, slow with repairs or unsure about current rules, the Act may create more pressure.
This is why many landlords are reassessing whether self-management still makes sense. The cost of professional management should be considered alongside the time, risk and responsibility involved in managing everything alone.
The Renters’ Rights Act does not remove the opportunity from buy-to-let. It does, however, make good management more important.
A professional property management company can help landlords stay organised, respond to tenants properly and reduce avoidable mistakes. This is especially valuable when legislation changes, because the issue is often not simply knowing that rules exist, but applying them correctly in real situations.
Good property management can support landlords with tenant communication, maintenance coordination, inspections, rent collection, compliance reminders, documentation, rent reviews and reducing avoidable void periods.
The benefit is not just convenience. It is risk management. A well-managed property is more likely to keep good tenants, stay compliant, avoid unnecessary disputes and perform consistently over time.
For landlords who live away from their rental property, professional management can be especially important. Local support means there is someone available to deal with repairs, access, inspections and tenant concerns without the landlord having to manage every issue personally.
Seven Keys supports landlords with practical property management, helping them stay on top of tenant communication, maintenance, compliance and day-to-day rental property responsibilities.
Some landlords may look at the Renters’ Rights Act and wonder whether buy-to-let is still worth it. That is understandable. The sector is changing, and landlords are facing more regulation, higher expectations and tighter processes.
But selling is not the only option. For many landlords, the better response will be to adapt.
Rental demand remains strong in many areas, and tenants still need good-quality homes. Landlords who provide well-maintained properties, price them realistically and manage them professionally can still operate successfully.
The landlords most likely to struggle are those relying on outdated practices. If a landlord is not keeping records, not responding to repairs, not reviewing compliance, or not understanding the new possession rules, the risk level is higher.
The Renters’ Rights Act marks a major shift for landlords in England. Section 21 has ended, tenancy structures have changed, rent increases need to be handled carefully, and compliance is becoming even more important.
If you already own a rental property, or you are planning to invest, we can help you manage it and take away the stress and pressure of having to keep up with law and regulation changes. Our team can support you with day-to-day property management, tenant communication, maintenance coordination and compliance-focused processes, helping you reduce stress and protect your investment.
Get in touch with us to learn how our property management services can support you under the new rental rules.
Are you looking for a new website? Contact Outrank Today
