The Renters' Right Act - Everything Landlords Need To Know

The Renters’ Rights Act represents one of the most significant reforms to the private rented sector in England in a generation.

Designed to reshape the balance between landlords’ rights and tenant protections, the Act introduces wide-ranging changes that will affect how tenancies are granted, managed, and brought to an end.

Most notably, the legislation abolishes Section 21 “no-fault” evictions and replaces fixed-term Assured Shorthold Tenancies with a new system of rolling periodic tenancies. While the government’s intention is to provide greater security for tenants, these reforms also place new legal responsibilities on landlords and change how possession proceedings must be approached.

Below, we explain everything landlords need to know about the Renters’ Rights Act, including when it comes into force, how it replaces Section 21, and what steps landlords should be taking now. If you have any questions we have not covered, our specialist landlord team are able to answer your landlord query. You can contact us by completing the enquiry form below or by calling 0151 666 9090.

What Is the Renters’ Rights Act? 

The Renters’ Rights Act is new legislation introduced by the government to reform the private rented sector in England. Its primary aim is to increase security for tenants while establishing clearer rules around how tenancies are managed and how landlords can lawfully regain possession of their property.

At the centre of the Act is the ending of Section 21 of the Housing Act 1988, which previously allowed landlords to regain possession of a property without giving a reason, provided the correct procedure was followed. Under the Renters’ Rights Act, landlords will instead be required to rely on specific legal grounds to end a tenancy.

The Act introduces several fundamental changes, including:

• The abolition of Section 21 “no-fault” evictions
• The removal of fixed-term Assured Shorthold Tenancies
• The introduction of rolling periodic tenancies as the standard tenancy model

In addition to changes around possession and tenancy structures, the Renters’ Rights Act also places new obligations on landlords, such as:

• Stricter rules governing rent increases
• Enhanced protections for tenants
• Increased regulatory oversight of the private rented sector

For landlords, this legislation marks a shift towards a more regulated letting environment. Understanding how these changes apply to your properties and tenancy agreements will be essential to remaining compliant and avoiding unnecessary legal risk.

When Will the Renters’ Rights Act Come Into Force? 

The Renters’ Rights Act will be implemented in phases, rather than coming into force all at once. This phased approach is intended to give landlords and letting agents time to prepare for the changes and allow supporting regulations to be put in place.

The government has confirmed that the new tenancy regime will come into force on 1 May 2026. From this date, the core reforms under the Act will apply to both new and existing tenancies. This includes the abolition of Section 21 and the move to rolling periodic tenancies as the standard tenancy structure.

Further provisions under the Act will be introduced in two additional phases:

• From late 2026, the government plans to introduce a national database of private rented sector properties and establish a new Landlord Ombudsman. These measures are intended to improve transparency, support compliance, and provide a clearer route for resolving disputes without court proceedings.
• A later phase will focus on raising property standards through the extension of Awaab’s Law and the application of a modernised Decent Homes Standard to the private rented sector. The timing of these changes will be subject to consultation.

Until the relevant provisions take effect, the current legal framework will continue to apply. However, landlords should use the lead-in period to review their tenancy arrangements, management processes, and compliance obligations to ensure they are prepared ahead of the 1 May 2026 implementation date.

Why Is the Government Abolishing Section 21? 

Section 21 is being abolished as part of the government’s wider aim to provide greater security and stability for tenants in the private rented sector. Often referred to as “no-fault” eviction, Section 21 currently allows landlords to regain possession of a property without needing to give a reason, provided the correct legal process is followed.
From a policy perspective, the removal of Section 21 is intended to:

• Increase security of tenure for tenants
• Encourage longer-term renting and greater stability
• Ensure that possession is only sought for legitimate reasons

For landlords, this does not mean that regaining possession will no longer be possible. Instead, possession will need to be based on specific statutory grounds, such as rent arrears, breaches of tenancy, or circumstances where the landlord needs to sell or move back into the property.

The removal of Section 21 represents a significant shift in how possession proceedings will operate. As a result, landlords will need to be more proactive in managing tenancies, maintaining clear records, and ensuring that any decision to seek possession is supported by the correct legal grounds.

What Will Replace Section 21 “No-Fault” Evictions? 

IfOnce Section 21 is abolished, landlords will no longer be able to regain possession of a property without providing a valid legal reason. Instead, all possession proceedings will need to be brought under Section 8 of the Housing Act 1988, using one of the statutory grounds for possession.

Under the Renters’ Rights Act, the Section 8 framework will become the sole route for landlords seeking possession. While this represents a significant change, the Act also expands and clarifies the grounds available to landlords, ensuring that possession remains possible in legitimate circumstances.

Landlords will be able to rely on specific grounds, including:

• Rent arrears or persistent late payment of rent
• Breaches of tenancy terms or antisocial behaviour
• The landlord’s intention to sell the property
• The landlord or a close family member needing to move back into the property

However, these grounds will be subject to defined notice periods, evidential requirements, and, in some cases, minimum occupation periods. This means landlords will need to demonstrate that the relevant legal criteria are met before possession can be granted.

You can read more about how to serve a Section 8 Notice here.

The End of Fixed-Term Tenancies Explained

Under the Renters’ Rights Act, fixed-term Assured Shorthold Tenancies will be abolished. Instead, all residential tenancies in the private rented sector will operate on a rolling periodic basis from the outset.

This change means landlords will no longer be able to rely on fixed terms, such as six or twelve months, to provide certainty around the length of a tenancy. Tenancies will continue indefinitely unless brought to an end lawfully by either the tenant or the landlord.

For tenants, this provides greater flexibility and security. For landlords, it represents a fundamental shift in how tenancy duration is managed. While tenants will be able to leave a property by giving the required notice, landlords will only be able to regain possession by relying on one of the statutory grounds for possession.

In practical terms, the removal of fixed-term tenancies means:

• Landlords cannot require tenants to commit to a minimum fixed period
• Tenancies will not automatically end at a set date
• Possession can only be sought where a valid legal ground exists

As a result, landlords will need to adjust their expectations around tenancy length and ensure that tenancy agreements, management processes, and future planning reflect the new periodic tenancy model.

How the Act Affects Existing Tenancies

The Renters’ Rights Act will apply to both new and existing tenancies once the relevant provisions come into force. This means landlords with current Assured Shorthold Tenancies will also be affected by the changes introduced under the new legislation.

When the Act is implemented, existing fixed-term tenancies will transition to a rolling periodic basis rather than continuing or renewing as fixed terms. While the original tenancy agreement will remain in place, any terms that conflict with the new legal framework will no longer be enforceable.

Landlords will not be required to issue new tenancy agreements immediately. However, it will be important to review existing arrangements to ensure they reflect the new rules, particularly around possession, notice periods, and tenancy management.

Preparing in advance will help landlords manage the transition smoothly and reduce the risk of compliance issues once the Act applies to their existing portfolio.

Restrictions on Discrimination Against Tenants

The Renters’ Rights Act introduces new measures aimed at preventing discrimination against prospective tenants, particularly those with children or those who receive benefits.

Under the new framework, landlords and letting agents must not take steps that are intended to make a person less likely to secure a tenancy because of these factors. This includes actions such as:

• Restricting access to information about a property
• Refusing or discouraging property viewings
• Declining to enter into a tenancy agreement solely because a tenant has children or receives benefits

There are limited circumstances where restrictions may still be justified. These may include:

• Where an existing insurance policy entered into before the implementation of the Act on 1 May 2026 contains terms restricting occupation by certain groups
• Where refusing occupation would be a proportionate means of achieving a legitimate aim, such as preventing overcrowding or where the property would be genuinely unsuitable

For landlords, this change reinforces the importance of ensuring that letting practices are fair, consistent, and compliant with the evolving legal framework. Reviewing advertising practices, application criteria, and tenancy processes in advance will help reduce the risk of disputes or enforcement action.

Rent Increases Under the Renters’ Rights Act

The Renters’ Rights Act also introduces clearer rules around how and when rent can be increased. These changes are intended to provide greater transparency for tenants while ensuring rent increases reflect market conditions.

Under the new framework, landlords will generally only be able to increase rent once per year. Any proposed increase must follow the formal statutory process and tenants must be given at least two months’ notice before the new rent takes effect.

Tenants will also have the right to challenge a proposed rent increase through the First-tier Tribunal if they believe the new rent is above the market rate for comparable properties. The tribunal will assess the evidence and determine whether the proposed rent is reasonable.

For landlords, this means rent reviews will need to be carefully planned and supported by appropriate market evidence. Ensuring the correct procedure is followed will be essential to avoid disputes or delays in implementing a rent increase.

New Compliance and Regulatory Requirements for Landlords

In addition to changes around possession and tenancy structures, the Renters’ Rights Act introduces a range of new compliance and regulatory requirements for landlords. These measures are designed to raise standards across the private rented sector and increase oversight of how rental properties are managed.

Landlords can expect greater regulation in areas such as:

• Rent increases, including clearer rules on how and when rents can be reviewed
• Property standards and ongoing maintenance obligations
• Record-keeping and compliance with statutory requirements
• Engagement with new or expanded regulatory and enforcement bodies

The Act also strengthens enforcement powers, making it easier for action to be taken where landlords fail to meet their legal responsibilities. This may result in delays to possession proceedings, financial penalties, or other restrictions where non-compliance is identified.

Other Changes Under the Renters’ Rights Act

In addition to the structural changes to tenancies and possession rules, the Renters’ Rights Act introduces several other reforms that landlords should be aware of. These changes are designed to strengthen tenant protections while providing clearer rules for the management of tenancies.

Right to Keep Pets
The Renters’ Rights Act introduces provisions allowing tenants to request permission to keep a pet in a rented property. Tenants will be able to make a formal request to their landlord, and landlords will only be able to refuse where there is a reasonable justification.

While landlords retain the right to refuse pets in appropriate circumstances, blanket bans on pets in tenancy agreements are expected to become more difficult to enforce. Landlords may also be able to require tenants to obtain suitable pet insurance to cover any damage caused by the animal.

Tenant Notice Periods
Under the new periodic tenancy system, tenants will generally be required to provide at least two months’ notice if they wish to leave a property. This replaces the current arrangements where notice periods may vary depending on the type of tenancy agreement in place.

Landlords will not be able to end a tenancy without relying on a valid statutory ground and obtaining a possession order through the courts. As a result, the process for ending tenancies will become more structured and formalised.

Rent in Advance
The Act is also expected to limit the amount of rent landlords can request in advance. In most cases, landlords will only be able to request one month’s rent upfront, rather than several months of rent in advance.

This measure is intended to improve affordability and prevent tenants from being required to make large upfront payments in order to secure a property.