Renters' Rights Act: what landlords in England need to know

The Renters' Rights Act became law in October 2025, and its main changes to tenancies in England took effect on 1 May 2026. Some parts, such as a national landlord database and a landlord ombudsman, are being brought in later. Here's what has changed and what it means for you.

Section 21 has gone

Landlords can no longer end a tenancy with a section 21 "no-fault" notice. To get a property back you now need a legal reason, called a ground, under section 8, and you must give the right amount of notice for that ground.

The grounds include rent arrears, antisocial behaviour, wanting to sell, and wanting to move in yourself or move in a close family member. The selling and moving-in grounds can't be used in the first 12 months of a tenancy and need four months' notice.

All tenancies are now periodic

Assured shorthold tenancies with a fixed term have been replaced by rolling, periodic tenancies. Existing tenancies converted automatically. Tenants can leave by giving two months' notice, so you can no longer rely on a fixed term to guarantee a minimum length of let.

Rent increases

• You can raise the rent once a year, using a section 13 notice.
• You must give at least two months' notice of the new rent.
• Tenants can challenge an increase at the First-tier Tribunal if they think it's above the market rate.
• Rent review clauses in tenancy agreements no longer apply.

Finding tenants

• No rental bidding. You must advertise a fixed rent and can't accept offers above it.
• No blanket bans. You can't refuse tenants simply because they receive benefits or have children.
• Limits on rent in advance. You can't demand large sums of rent up front before the tenancy starts.

Pets

Tenants can ask to keep a pet, and you must consider the request and not refuse unreasonably. You need to reply in writing, normally within 28 days.

What's coming next

• The Private Rented Sector Database. Landlords will have to register themselves and their properties.
• A landlord ombudsman. Private landlords will have to join, giving tenants a way to complain without going to court.
• The Decent Homes Standard, extended to privately rented homes.
• Awaab's Law, setting time limits for fixing damp, mould and other hazards.

What it means in practice

Letting is now more about keeping good tenants and keeping records than about notices and fixed terms. Rent needs to be set carefully at the start, increases need the right paperwork, and getting a property back takes longer and needs evidence.

Many landlords are responding by handing the day-to-day to an agent through full management, or by taking guaranteed rent so the agency deals with the tenancy. Others are deciding to sell. Our free compliance checklist lists what you need to do under the new rules.

General information for landlords in England, not legal or tax advice. Last checked 12 October 2026.

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• Guaranteed rent explained: how it works and who it suits
• Full management, part management or tenant find?
• How much rent can I charge for my property?
• How much do letting agents charge landlords?
• Common landlord questions, answered