Renters' Rights Act 2026: What Landlords & Tenants Need to Know

The Renters' Rights Act is the biggest change to private renting in England in more than 30 years. It has been in force since 1st May 2026, so this is now the legal framework every landlord, letting agent and tenant works under. This guide covers what has changed, what it means in practice and what still needs your attention.

What is the Renters' Rights Act?

The Renters' Rights Act 2025 received Royal Assent on 27th October 2025. It replaced the earlier Renters (Reform) Bill and applies to private rented housing in England only. The main reforms took effect on 1st May 2026, with further measures being phased in afterwards.

When did the Renters' Rights Act come into force?

The first and largest phase started on 1st May 2026, and it applied to both new and existing tenancies. A later phase covers the new landlord database and the landlord ombudsman, due from late 2026. Check gov.uk for the latest dates, as the timetable has been staged.

Key changes under the Renters' Rights Act

1. Section 21 "no-fault" evictions are abolished

Landlords can no longer end a tenancy simply by serving a Section 21 notice. To regain possession, a landlord must now use Section 8 and rely on a specific legal ground.

Section 21 notices served before 1st May 2026 were not all cancelled, but court proceedings had to be started by 31st July 2026. After that date, any unused notice lapsed.

2. All tenancies are now periodic

Assured shorthold tenancies (ASTs) with fixed terms have been replaced. Existing tenancies automatically became assured periodic tenancies, which roll on month to month (or week to week) with no fixed end date. New tenancies work the same way.

Tenants can leave by giving two months' notice. Landlords can only end the tenancy using a legal ground.

3. New and reworked grounds for possession

Under Section 8, landlords can still recover their property in the right circumstances. The main grounds include:

● Landlord or family moving in, with restrictions, for example not during the early months of a tenancy

● Selling the property, with similar conditions

● Rent arrears, with the mandatory ground now based on a longer arrears threshold

● Anti-social behaviour and other tenant breaches

Notice periods for several grounds are longer than landlords were used to, and cases go through the county court. Expect possession to be slower and more paperwork-heavy than under Section 21.

4. Tighter rules on rent increases

Rent can only be increased once a year using a Section 13 notice. Rent review clauses in tenancy agreements no longer work. Tenants can challenge an increase at the First-tier Tribunal if they think it is above market rate.

5. Rent in advance and bidding wars banned

Landlords and agents can no longer ask for more than the first month's rent upfront. Properties must be advertised at a stated price, and landlords cannot encourage or accept

offers above it.

6. Pets and discrimination

● Tenants have a right to request a pet, and landlords cannot unreasonably refuse

● Landlords can't impose blanket bans on tenants who receive benefits or have children

7. Written information requirements

Landlords must give tenants the government's Renters' Rights Act Information Sheet. For existing tenancies, this was due by 31st May 2026, and the penalty for missing it can reach £7,000. For new tenancies, it must be provided at the start. This has replaced the old "How to Rent" guide.

8. Stronger enforcement

Local councils have wider powers and bigger penalties. Fines can reach £7,000, rising to as much as £40,000 for serious or repeat breaches. Rent repayment orders also apply to more offences.

What is still coming?

The next phase includes:

● A Private Rented Sector Database, where landlords will need to register themselves and their properties

● A Private Landlord Ombudsman for tenants to raise complaints

● Further work on property standards, such as a decent homes standard for private rentals

Check gov.uk for the current dates and requirements.

What does this mean for landlords?

The law hasn't made letting impossible, but it does reward good management. Practical steps:

1. Retire your old Section 21 templates and tenancy agreements.

2. Check you served the Information Sheet to existing tenants.

3. Review your rents and use Section 13 correctly.

4. Keep your compliance up to date: gas safety, EICR, EPC, smoke and CO alarms. See our guide to EICR rules.

5. Document everything (rent payments, complaints, repairs) in case a possession claim is needed.

6. Be selective at the start: thorough referencing matters more now that ending a tenancy is harder.

What does this mean for tenants?

● More security. You can't be evicted without a legal reason.

● More flexibility. You can leave with two months' notice.

● More protection on rent. Increases are limited to once a year and can be challenged.

● More say. You can ask for a pet, and landlords can't discriminate against benefit claimants or families.

Frequently asked questions

Is Section 21 completely gone?

Yes, for new notices. You can't serve a Section 21 notice on or after 1st May 2026.

Can landlords still evict tenants?

Yes, using Section 8 and a valid legal ground. It requires the right notice and, if the tenant doesn't leave, a court order.

Do I need a new tenancy agreement?

Existing tenancies converted automatically. New tenancies should be written to the new rules. A professional can check your documents.

Can a landlord sell the property?

Yes, using the sale ground, subject to the conditions and notice requirements.

Does this apply in Scotland or Wales?

No. The Renters' Rights Act applies to England only.

Need help with the Renters' Rights Act in Stoke-on-Trent?

The new rules mean more paperwork, tighter deadlines and bigger penalties for getting it wrong. At Let Correct, we help landlords across Stoke-on-Trent and North Staffordshire manage tenancies, stay compliant and find reliable tenants. Call us on 07346 814766 to talk through your property.

This article is general guidance, not legal advice. Check gov.uk or speak to a qualified professional about your situation.