The Renters' Rights Act: a guide for landlords
The Renters' Rights Act 2025 became law in October 2025, and its main changes took effect on 1 May 2026. They apply to existing tenancies as well as new ones.
Section 21 has ended
Landlords can no longer end a tenancy without giving a reason. To regain possession, you now serve a section 8 notice and rely on one of the grounds set out in law, such as rent arrears, anti-social behaviour, or wanting to sell or move into the property. Each ground has its own notice period and evidence requirements.
Tenancies are now periodic
Assured shorthold tenancies no longer exist. Existing ones converted automatically into periodic assured tenancies on 1 May 2026, and new tenancies are periodic from the start. There is no fixed end date, and a tenant can leave by giving two months' notice. Landlords with existing tenants had to give them the government's information sheet by 31 May 2026.
This is why you'll no longer see "tenancy renewals" in our services: there is nothing to renew.
Rent increases
Rent can be increased once a year, using a section 13 notice with two months' notice. Tenants can challenge an increase at the tribunal if they think it's above the market rate. Rent review notices are included in our Full Management fee.
Finding tenants
- Properties must be advertised at a stated rent, and landlords and agents cannot invite or accept offers above it.
- Refusing a tenant because they receive benefits or have children is unlawful.
- The amount of rent that can be taken in advance is limited.
- Tenants can ask to keep a pet, and a landlord cannot unreasonably refuse.
Local councils enforce these rules, with civil penalties for breaches.
Still to come
Later phases of the Act introduce a private rented sector database that landlords will need to register on, a landlord ombudsman, and a Decent Homes Standard for privately rented homes. We'll update this guide as dates are confirmed.
What we do for managed landlords
On Full Management, we set up tenancies on the new periodic terms, serve rent review notices, track compliance dates, and handle pet requests and possession questions with you. If you manage your own property and aren't sure where you stand, call us.