Renters' Rights Act: What Landlords Need to Know

March 2026

If you’re letting a property in 2026, it’s important to understand how the Renters’ Rights Act will affect your tenancies, your responsibilities, and your rights.

At its core, the Act is about creating a more consistent and transparent system for both landlords and tenants. While there are a number of changes, most come down to how tenancies are structured, how rent is reviewed, and how tenancies can be ended.

Here’s a practical guide for landlords, covering the key questions about the May 2026 reforms and the steps you can take to prepare.

At a Glance: The Main Changes

Area	Old System	Under the Renters’ Rights Act
Ending a tenancy	Landlords could end tenancy without reason using Section 21	Section 21 removed - landlords must use legal possession grounds
Tenancy type	Fixed-term tenancies common	Rolling (periodic) tenancies become standard
Rent increases	Various methods possible	Landlords can increase rent once per year with formal notice
Rental bidding	Offers above asking rent possible	Asking rent must be the final advertised rent
Tenant selection	Some blanket policies used	Cannot refuse tenants solely due to benefits or children
Pets	Usually prohibited by default	Requests must be considered reasonably

Common Questions Landlords Have About the Renters’ Rights Act

How can I regain possession of my property?

Under the new legislation, landlords will no longer be able to use Section 21 “no-fault” notices. This means landlords cannot evict a tenant without a valid reason.

Instead, landlords must rely on specific Section 8 grounds, each with its own requirements, notice periods, and conditions.

Some common Section 8 grounds include:

Rent arrears
Possession can be requested if rent is 3 months or more overdue. A 4-week notice is required, with payment records as evidence.
Property damage or breach of tenancy
Significant damage or breaches, such as unauthorised subletting, may trigger a two-week notice, supported by photos, repair bills, or warnings.
Anti-social or criminal behaviour
Severe anti-social behaviour, harassment, or repeated nuisance can trigger notice immediately. Evidence such as complaints or reports is needed, and courts assess reasonableness for less severe cases.
Landlord circumstances
Situations like selling the property or moving in personally cannot be used in the first 12 months of a tenancy. After this period, a four-month notice is required, with proof of intent.

Maintaining accurate records of tenant applications, rent payments, property condition, and communications will be essential for compliance.

What will happen to fixed-term tenancies?

Fixed-term tenancies are being replaced by rolling (periodic) tenancies, which continue month-to-month until the tenant gives notice or the landlord ends the tenancy using legal grounds.

Under this structure:

Both new and existing tenancies will roll on month-to-month with no fixed end date, even if they were previously fixed-term
Tenants can end the tenancy by giving two months’ notice
Landlords must use legal possession grounds to end a tenancy

Landlords should update all agreements to reflect rolling (periodic) tenancies, remove outdated fixed-term clauses, and ensure notice periods and possession grounds comply with the new law.

How do I go about rent increases under the new legislation?

Landlords may propose an increase once every 12 months, following the statutory procedure under Section 13.

A formal notice must be served to the tenant, giving at least two months’ notice of the proposed new rent and its effective date
The new rent should align with the current market rate, reflecting what could reasonably be achieved if the property were newly advertised
Tenants will retain the right to challenge a proposed increase through a tribunal if they believe it exceeds the local market level.

Planning ahead and keeping records of comparable rents will help ensure that any increase is fair, reasonable, and fully compliant with the new requirements.

Can I accept bids above the advertised rent?

Properties need to be marketed at a clear asking rent, and landlords or agents should not invite or accept offers above that figure. The expectation is that the advertised rent reflects the true market value from the outset and is the final amount agreed, rather than a starting point for negotiation.

This aims to create greater transparency in the letting process for both landlords and tenants.

Can I choose not to rent to tenants with children or on benefits?

Blanket policies that automatically exclude tenants based on benefits or children are not allowed.

Apply selection criteria consistently, considering affordability and suitability on a case-by-case basis, without blanket exclusions for benefits or children.

Do I have to allow pets in my rental property?

Tenants have the right to request pets, and landlords must consider these requests reasonably. While refusals are possible for valid reasons, such as property type or risk of damage, a clear and consistent process is recommended.

Upcoming Changes to the Renters’ Rights Act

In addition to the core changes coming into effect from May 2026, there are a number of additional measures expected to follow later in 2026 and beyond.

Changes to the Private Rented Sector 2026

Private Rented Sector Landlord Ombudsman
Private Rented Sector Database

Future Renters’ Rights Act Reforms from 2027 onwards

Awaab’s Law (expected 2027 onwards)
Decent Homes Standard for the private rented sector (expected 2035-2037)

At Lawsons & Daughters, we guide landlords through these changes with hands-on advice and practical support. Whether it’s updating tenancy agreements, managing rent reviews, or handling tenant requests, we make the transition smooth and straightforward. Call 020 8563 0202 or fill out our enquiry form for personalised assistance.

Lawsons & Daughters
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