Renters' Rights Act: a guide for landlords
The Renters' Rights Act is the biggest change to private renting in England in decades. The first phase started on 1 May 2026, and more is on the way. Here's what changed, what's next, and what you need to keep on record.
What changed on 1 May 2026
| Area | The new rule |
|---|---|
| Evictions | Section 21 "no-fault" evictions ended. You need a legal ground and a Section 8 notice. More on this |
| Tenancies | Fixed terms ended. Tenancies are now rolling (periodic) assured tenancies. |
| Rent increases | Once a year, by Section 13 notice, with two months' notice. More on this |
| Rent in advance | No more than one month's rent upfront, and no rent before the tenancy is signed. |
| Rental bidding | You can't ask for or accept more than the advertised rent. |
| Discrimination | Blanket bans on tenants with children or on benefits are illegal. |
| Pets | You must consider requests and can only refuse with a valid reason. |
| Tenant information | New tenancies need certain written information. For agreements signed before 1 May 2026, tenants had to get the government information sheet by 31 May 2026. |
What's coming next
- Landlord database: registration opens on 15 December 2026, region by region, at £65 per property each year. Read the registration guide.
- Landlord ombudsman: expected around 2028. All private landlords will have to join.
- Housing standards: stronger rules on damp and mould, and a Decent Homes Standard for private rentals.
The real change: paperwork and evidence
Without Section 21, getting a property back depends on proving a ground. Without fixed terms, rent rises follow strict timings. With the database and ombudsman, your compliance record becomes visible. In practice, good records matter more than ever:
- dated proof of what you gave each tenant, and when
- a clear rent and arrears history
- repair requests and how quickly you fixed them
- pet requests and your responses
- current safety certificates for every property
How Landlord Friendly will help
- Rolling tenancy records built for the new system.
- Rent increase tracker that knows when your next Section 13 increase is allowed.
- Evidence log of notices, messages, arrears and repairs, all dated.
- Pet request log with response deadlines.
- Database and ombudsman readiness as each phase arrives.
Frequently asked questions
When did the Renters' Rights Act come into force?
The Act became law on 27 October 2025. The first set of changes, including the end of Section 21 and rolling tenancies, took effect on 1 May 2026. Further changes are being phased in later.
Are fixed-term tenancies still allowed?
No. From 1 May 2026, assured shorthold tenancies became periodic (rolling) assured tenancies, and new tenancies are periodic too.
How often can I increase the rent?
Once a year, using a Section 13 notice, with at least two months' notice. Tenants can challenge increases they think are above the market rate.
Can I refuse a tenant's pet?
You must consider every request and respond within the set time frame. You can only refuse with a valid reason, and blanket "no pets" policies are banned. Pet damage can be recovered from the deposit.
What is still to come?
The landlord database opens on 15 December 2026, region by region. A landlord ombudsman is expected around 2028, along with stronger housing standards, including damp and mould rules and a Decent Homes Standard for private rentals.
Related: Tenancy agreement tips · Landlord compliance checklist · Section 21 abolished
Official sources
- Guide to the Renters' Rights Act (GOV.UK)
- The Renters' Rights Act Information Sheet 2026 (GOV.UK)
- Written information that must be given to tenants: landlord guidance (GOV.UK)
- Get ready: Register your rental property (GOV.UK Housing Hub)
- Enforcement measures for landlords: Renters' Rights Act 2025 (GOV.UK)
Last reviewed 25 October 2026. This guide is general information for landlords in England, not legal, tax or insurance advice. Rules change, so check the official sources before acting.