- What is the Renters Rights Legislation
- What will change
- Information to help landlords
- When does the Act come into force
- What this means for landlords
- How to prepare for Phase 1
- Phase 2: Introduction of a Private Rented Sector Landlord Ombudsman LATE 2026
- How to prepare for Phase 2
- Phase 3: Meeting the Decent Homes Standard
- How to prepare for Phase 3
- Events
What is the Renters Rights Legislation
The Renters’ Rights legislation strengthens protections for tenants by improving security of tenure, increasing standards in the private rented sector, and giving councils clearer powers to prevent poor practice by landlords. It aims to ensure tenants can challenge unsafe or unfair conditions without fear of retaliation, while supporting fair, proportionate enforcement action against non‑compliant landlords through civil penalties and other sanctions. Overall, the legislation is intended to create a more balanced, transparent and accountable rental market, with councils playing a central role in enforcement and tenant protection.
What will change
Key changes include:
- No more ‘no‑fault’ evictions – landlords will no longer be able to evict tenants without a valid, lawful reason.
- End of fixed‑term tenancies – all private rented sector tenancies will become periodic, with no end date.
- Greater flexibility for tenants – tenants can end a tenancy with two months’ notice.
- Fairer rent rules – rent increases will be limited to once per year and can be challenged if considered unfair.
- Ban on rental bidding – landlords and agents must not ask for or accept offers above the advertised rent.
- Limits on upfront rent – a maximum of one month’s rent can be requested in advance.
- Ban on discrimination – it will be illegal to refuse applicants because they receive benefits or have children.
- Pets – tenants will be able to request a pet, and landlords must consider requests reasonably.
| Before 1 May 2026 | From 1 May 2026 |
| Your landlord can evict you for no reason with a Section 21 notice. | Your landlord will need a legal reason to evict you with a Section 8 notice. |
| No limits on rent in advance. | Your landlord can only take or accept one month's rent in advance. |
| Your landlord might pressure you to agree to a rent increase at any time. | Your landlord can only put the rent up once a year. They must give at least two month's notice by doing a Section 13 after discussing it with the tenant. |
| It can be hard to leave a fixed term tenancy early. | You will have a periodic tenancy which makes it easier to leave by giving notice. |
| You can often give one month's notice to end a periodic AST. | You will have to give two months' notice to end an assured periodic tenancy, unless a shorter notice is agreed in writing. |
| Your landlord can refuse permission for you to have a pet. They do not need a reason. | You will have the right to ask for permission to keep a pet. Your landlord can only say no if they have a good reason. |
TABLE: Renters Rights Act: private tenants - Shelter England
Information to help landlords
The Renters’ Rights Act preserves landlords’ ability to regain possession where there is a legitimate and lawful reason, such as selling the property, moving in themselves or a close family member, or where there are rent arrears or serious antisocial behaviour.
Landlords must, however, comply with new statutory requirements, including:
- Following prescribed possession and rent increase procedures
- Providing tenants with the Renters’ Rights Act Information Sheet by 31 May 2026
- Ensuring properties meet required standards
Failure to comply may result in enforcement action or financial penalties.
When does the Act come into force
The Renters’ Rights Act was passed by Parliament in October 2025.
- Phase 1 (tenancy reform provisions) will come into force on 1 May 2026
- The remaining provisions will be introduced in two further phases, with dates confirmed by Government
Understanding these changes in advance will help landlords to:
- Prepare for a smooth transition
- Avoid penalties
- Maintain positive landlord‑tenant relationships
What this means for landlords
Local authorities will have increased powers to investigate and enforce compliance in the private rented sector. Higher fines and penalties may apply where breaches occur.
Landlords are strongly encouraged to:
- Stay up to date with legislative changes through GOV.UK
- Review property portfolios to identify required upgrades or compliance actions
- Update tenancy documentation in line with new legal requirements
- Carry out regular property inspections
- Maintain clear and accurate compliance records
- Engage with professional landlord or letting agent organisations for ongoing guidance
How to prepare for Phase 1
Landlords should:
- Review tenant selection processes to ensure compliance with non‑discrimination rules
- Assess applications based only on affordability, references and credit history
- Remove outdated or exclusionary policies
- Ensure letting agents are acting in line with legal guidance
- Publish an asking rent and not accept offers above this amount
- Familiarise themselves with the new possession grounds
- Keep clear evidence where possession may be sought for sale, refurbishment or occupation
- Improve tenant communication and transparency
- Develop a clear and fair pet policy
- Plan rent reviews carefully and keep records of rent changes
- Research and understand local rental market conditions
Phase 2 Introduction of a Private Rented Sector Landlord Ombudsman LATE 2026
A mandatory Private Rented Sector Landlord Ombudsman will be introduced to resolve disputes between landlords and tenants. Decisions will be legally binding.
A national private rented sector database will also be introduced, requiring landlords to register their properties. This will support transparency and enforcement.
How to prepare for Phase 2
Landlords should:
- Register with the Ombudsman scheme when it becomes available
- Focus on clear communication to prevent disputes
- Keep detailed records of maintenance requests and tenant interactions
- Gather and maintain key documentation, including Gas Safety Certificates, EPCs and EICRs
- Store all compliance documents in one central, accessible location
- Put systems in place to avoid missing key deadlines
Phase 3 Meeting the Decent Homes Standard
(Timescale to be confirmed)
The Decent Homes Standard will be extended to the private rented sector. Properties must be:
- Safe and well‑maintained
- Free from serious hazards such as damp, mould or faulty wiring
- Fit for human habitation
- Compliant with Awaab’s Law, which sets strict timescales for addressing damp and mould
Read more about Awaab’s Law on the GOV.UK website
How to prepare for Phase 3
Landlords should:
- Carry out inspections to identify and address potential hazards
- Budget for repair and improvement works
- Respond to tenant repair reports promptly
- Ensure clear communication channels are in place
- Make arrangements for property management during periods of absence
Events
Information to follow