The Renters’ Rights Act is the biggest shake-up of the private rented sector in England for more than three decades. It changes how tenancies are structured, how they end, how rents are increased and how landlords must deal with tenants. For landlords, understanding these changes is essential, not only to stay compliant but also to protect rental income and keep good tenants. This guide explains the main changes and what they mean in practice. Please note that the Act applies to England, and different rules apply in Wales, Scotland and Northern Ireland.
Why the Rules Have Changed
The government’s stated aim is to give tenants greater security and stability while keeping clear routes for landlords to regain possession where there is a valid reason. The Act became law in October 2025, and the first major changes took effect from 1 May 2026, with other measures being introduced in later stages.
The End of Section 21
The most significant change is the abolition of Section 21 “no-fault” evictions. Previously, landlords could end an assured shorthold tenancy with two months’ notice without giving a reason, once the fixed term had ended. That route no longer exists for tenancies in England.
Instead, landlords must rely on specific grounds for possession under Section 8. These grounds cover situations such as rent arrears, anti-social behaviour, breaches of the tenancy and certain landlord circumstances.
Periodic Tenancies Replace Fixed Terms
Under the new system, assured tenancies are periodic, meaning they roll on from month to month rather than running for a fixed term. Existing assured shorthold tenancies have been converted to this new structure.
Tenants can end a tenancy by giving two months’ notice. This means landlords can no longer rely on a fixed term to guarantee income for a set period, making tenant satisfaction and retention more important than ever.
New Grounds for Selling or Moving In
Landlords can still regain possession if they want to sell the property or if they or a close family member want to live in it. However, these grounds come with conditions, including a longer notice period and restrictions on using them in the early part of a tenancy. There are also restrictions on re-letting the property shortly after using these grounds. Always take professional advice before serving notice.
Changes to Rent Increases
Rent increases are now limited to once a year and must follow a formal statutory process with proper notice. Tenants can challenge an increase they believe is above the market rate at the First-tier Tribunal. Rent review clauses in tenancy agreements no longer provide an alternative route.
For landlords, this makes accurate, evidence-based rent setting essential. Increases that reflect genuine local market levels are far less likely to be challenged.
No Rental Bidding and Limits on Rent in Advance
Landlords and agents must advertise a clear rent and cannot invite or accept offers above that figure. There are also limits on how much rent can be requested upfront before a tenancy begins. These measures aim to make renting fairer and more transparent for tenants.
Pets in Rental Properties
Tenants now have the right to request to keep a pet, and landlords cannot unreasonably refuse. Landlords must consider each request fairly and respond within a set timeframe. Where appropriate, landlords may be able to require pet insurance or other safeguards, so it is worth reviewing your approach and tenancy documentation.
Anti-Discrimination Measures
The Act makes it unlawful to discriminate against prospective tenants because they receive benefits or have children. Blanket bans such as “no DSS” or “no children” are no longer permitted. Landlords can still carry out affordability and referencing checks, but decisions must be based on individual circumstances.
What Is Coming Next
Further measures are being introduced in later stages. These include a new Private Rented Sector Database, which landlords will need to register with, a Landlord Ombudsman to resolve tenant complaints, and the extension of the Decent Homes Standard to the private rented sector. Keep an eye on official guidance so you are ready for each change.
Practical Steps for Landlords
- Review your tenancy agreements and processes to ensure they reflect the new rules
- Keep thorough records of rent payments, communications, inspections and repairs
- Set rents based on clear local market evidence
- Prepare a fair and consistent policy for pet requests
- Make sure all safety certificates and compliance documents are up to date
- Focus on tenant satisfaction to reduce turnover and voids
What This Means for Your Investment
The new rules require landlords to be more organised and more focused on long-term tenant relationships. For landlords who already run their properties professionally, many of the changes will feel manageable. For those who are less familiar with the legislation, professional letting and management support can reduce risk considerably.
Final Thoughts
The Renters’ Rights Act has changed the way landlords in England let and manage property, and staying informed is essential. The local estate & lettings agents in Norwich can help you review your tenancies, set compliant rents and manage your property in line with the latest legislation. As rules continue to evolve, always check the latest official government guidance before taking action.
