A Landlord’s Guide to the Renters’ Rights Act

Periodic tenancies are now the default

From 1 May 2026, most existing assured shorthold tenancies automatically become assured periodic tenancies. Any new private tenancy created on or after that date is also periodic. In practice, this means tenancies now roll on instead of ending on a fixed term date. Tenants can usually end the tenancy by giving 2 months’ notice in writing whilst landlords generally need to give 4 months notice. 

Section 21 has ended

Landlords can no longer use Section 21 to regain possession of a property. If you need your property back, you must now rely on a valid ground for possession and follow the correct legal process.

Possession grounds have changed

The Act keeps routes to possession open for legitimate reasons, but the process is now more clearly defined.

For example, landlords can still seek possession if they need to:

• move into the property themselves, or allow a close family member to do so
• sell the property
• deal with serious rent arrears
• respond to antisocial behaviour or other tenancy breaches.

Some of the most important points for landlords are:

• if you want to move in yourself, or move in a close family member, you cannot use that ground within the first 12 months of a new tenancy
• if you want to sell, you also cannot use that ground within the first 12 months of a new tenancy
• both of those grounds normally require 4 months’ notice
• for rent arrears of at least 3 months where rent is paid monthly, the notice period is 4 weeks
• for antisocial behaviour, court action can begin straight away after notice is served.

Rent increases are now more tightly controlled

Rent can now usually only be increased once in any 12-month period, and not during the first year of a new tenancy. Landlords must use the correct statutory process, give at least 2 months’ notice, and the proposed rent must reflect the market level. Tenants can challenge an increase they believe is above market rent.

New rules apply to rent in advance, pets and discrimination

From 1 May 2026:

• landlords cannot ask for, encourage or accept rent before the tenancy agreement is signed. Once signed, a maximum of 1 month’s rent in advance can be requested
• tenants can ask to keep a pet, and landlords must consider the request and give a reason if they refuse. 
• landlords cannot refuse to let simply because a tenant has children or receives benefits
• landlords and agents cannot encourage or accept offers above the advertised rent.

Understand the new possession routes

If you may need to recover possession in future, it is important to understand which grounds apply, what notice period is required and what evidence you will need. A mistake in the notice or process can delay possession and increase costs.

Be careful with rent reviews

Any future rent increase should be planned carefully, supported by local market evidence and served using the correct form and notice period.

Keep communication and records clear

Accurate paperwork, clear written communication and well-documented property management are more important than ever under the new rules. This applies whether you manage one property or a larger portfolio. If you are concerned please speak to one of our friendly and knowledgeable letting agents to discuss your options. 

What is not live from day one?

Not every part of the Act starts on 1 May 2026. The government’s implementation roadmap says the new Private Rented Sector Database will be introduced in a later phase from late 2026, and the new Landlord Ombudsman follows after that, with mandatory membership expected later rather than on day one.