The Renters' Rights Act
What Landlords Need to Know
The biggest shake-up of private renting in a generation. From 1 May 2026, the rules have changed. Here's what it means for your property investments.
The Private Rented Sector
Has Fundamentally Changed
After years of Parliamentary debate, the Renters' Rights Act 2025 received Royal Assent on 27 October 2025 and came into force on 1 May 2026. It represents the most significant reform to England's private rented sector since the Housing Act 1988.
Section 21 — the so-called "no-fault" eviction — is gone. Fixed-term assured shorthold tenancies are abolished. Every private tenancy in England is now a rolling periodic assured tenancy with enhanced protections for renters. For landlords, this means new compliance obligations, new possession procedures, and a fundamentally different relationship with tenants.
The Act affects all 2.3 million private landlords and 11 million private renters in England. Whether you own a single buy-to-let or a large portfolio, understanding these changes is essential to protecting your income and staying legally compliant.
Before May 2026
vs After
Before
Section 21 "no-fault" evictions allowed landlords to remove tenants without any reason.
After 1 May 2026
All evictions now require a legal reason via Section 8. Tenants have security of tenure from day one.
Before
Fixed-term tenancies (6 or 12 months) were standard. Tenants could be trapped paying for substandard homes.
After 1 May 2026
All tenancies are now periodic (rolling). Tenants can leave with 2 months' notice at any time.
Before
Landlords could propose rent increases at any time, sometimes used as a "backdoor eviction."
After 1 May 2026
Rent can only increase once per year with 2 months' notice. Tenants can challenge at tribunal without fear.
Before
Landlords could refuse pets for any reason. Tenants with benefits or children were often discriminated against.
After 1 May 2026
Tenants have the right to request a pet — refusal must be reasonable. Discrimination against benefit claimants or families is now illegal.
What Every Landlord
Must Know
Abolition of Section 21
- No-fault evictions ended 1 May 2026
- Landlords must use Section 8 with a valid ground
- Tenants cannot be evicted for requesting repairs or challenging rent
- Court hearing required before any possession
Periodic Tenancies
- Fixed-term ASTs replaced by rolling periodic assured tenancies
- Tenants give 2 months' notice to leave
- Greater flexibility for both parties
- Landlords need a valid Section 8 ground to regain possession
Rent Controls
- Maximum one rent increase per year
- 2 months' written notice required on prescribed form
- Tenants can challenge at First-tier Tribunal
- Rental bidding banned — cannot accept above advertised rent
Property Standards
- Decent Homes Standard extended to private rented sector
- Awaab's Law requires timely hazard remediation
- Private Rented Sector Database for landlord compliance
- New Landlord Ombudsman for dispute resolution
Anti-Discrimination
- Cannot refuse tenants because they receive benefits
- Cannot refuse tenants because they have children
- Right to request a pet — refusal must be reasonable
- Maximum 1 month's rent in advance
Navigate the Changes
With Confidence
The new rules don't have to be a headache. We manage over 300 properties across South Yorkshire — our team is fully up to date on every aspect of the Act and can handle compliance, tenancy management, and possession procedures on your behalf.
What Is Your Property
Really Worth?
In the post-Section 21 market, setting the right rent is more important than ever. Use our live rent estimator — it searches Rightmove, Zoopla and OpenRent to give you a data-backed valuation for your property by postcode.
Get Rent EstimateStay Compliant. Stay
Profitable.
The Renters' Rights Act changes the game — but it doesn't have to hurt your returns. Let our team handle the complexity while you enjoy predictable income. Request your free property review today.
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