Renters’ Rights Act: what has changed for landlords

The Renters’ Rights Act is the biggest change to renting in England since 1988. Its main tenancy reforms took effect on 1 May 2026 and apply to existing tenancies as well as new ones. This is a summary of what is different and what we are doing for the landlords we manage.

Section 21 has been abolished

A landlord can no longer end a tenancy without giving a reason. Possession now depends on the grounds in Section 8, which have been widened. You can still regain your property to sell it or to move in yourself or a close family member, but not during the first 12 months of a tenancy, and you must give four months’ notice.

Grounds for rent arrears and antisocial behaviour remain. The mandatory arrears ground now requires three months of unpaid rent, up from two.

All tenancies are periodic

Fixed terms no longer exist for assured tenancies. Every tenancy runs month to month from the start. A tenant can leave by giving two months’ notice at any time.

For landlords, this makes tenant selection and good management more important than the wording of the agreement. Tenants who are happy stay.

Rent increases

• Rent can be raised once a year only
• The increase must be made by a Section 13 notice giving two months’ notice
• Rent review clauses in the agreement no longer have effect
• A tenant can challenge the new rent at the First-tier Tribunal, which cannot set it higher than the landlord proposed

Advertising and applications

A property must be advertised at a stated rent, and a landlord or agent cannot invite or accept offers above it. No more than one month’s rent can be taken in advance. It is unlawful to refuse applicants because they have children or receive benefits, although affordability checks are still allowed.

Pets

Tenants have a right to ask to keep a pet and a landlord must not refuse unreasonably. A decision must be given in writing within 28 days.

What comes next

Later stages of the Act bring a national database of landlords and properties, a landlord ombudsman that every landlord must join, and a Decent Homes Standard for private rentals. Dates are set by regulations, and we write to our landlords as each one is confirmed.

What Everswick has done

Every managed tenancy has been moved to compliant paperwork and tenants have received the required written information. Rent reviews now follow the Section 13 timetable. If you manage your own property and are unsure where you stand, our compliance audit will tell you.

This article is a general guide to the law in England and is not legal advice.