Last updated: April 2026
The Renters’ Rights Act is the most significant shake-up of the private rented sector in a generation. The Act is in force as of 1 May 2026, introducing a range of regulatory changes designed to give renters greater housing security and improve private rented housing standards.
This article outlines the key changes under the Act and what they mean for landlords.
If you have any questions or concerns about how the Renters’ Rights Act affects your portfolio, please contact our experienced Housing team.
Renters’ Rights Act 2025
- Section 21 ‘No Fault’ Evictions Abolished
- Fixed-Term Tenancies Scrapped
- Rent Restrictions and Requirements
- Repairs and Disrepair (Awaab’s Law)
- Landlord Registration
- Energy Efficiency Regulations
- Clearer Limits on Refusing Tenants
Understanding your obligations
Key changes at a glance
1. Section 21 ‘No Fault’ Evictions Abolished
From 1 May 2026, landlords will not be able to serve new Section 21 notices. This applies to landlords with one property and landlords with large portfolios. Instead, evictions must follow specific procedures using legally defined reasons such as:
- Antisocial behaviour
- Significant rent arrears
- Property damage
You can also regain possession for certain reasons such as wishing to sell or using the property as your main residence, but this requires at least four months’ notice.
For Section 21 notices already served before 1 May 2026, landlords must begin court possession proceedings on or before 31 July 2026 – after this date, where the landlord has not begun proceedings, the notice will be invalid and the new grounds for possession will apply.
2. Fixed-Term Tenancies Scrapped
Fixed-term tenancies have been abolished. All assured shorthold tenancies are now fully assured, and fixed term tenancies convert to monthly periodic (rolling) tenancies.
Before the tenancy begins, landlords must provide a written statement of terms. Failing to do so can result in a fine of up to £7,000 from the local authority.
3. Rent Restrictions and Requirements
Rent can only be increased once per year by serving the correct legal notice.
Landlords may only request one month’s rent in advance (in addition to a security deposit) – demanding multiple months upfront will no longer be permitted.
Landlords must also list a property for rent at a fixed figure and cannot ask for or accept bids above this amount.
4. Repairs and Disrepair (Awaab’s Law)
The Decent Homes Standard currently only applies to the social housing sector, and the government have proposed that this legislation is brought into force in either 2035 or 2037 within the private sector. This is in direct response to the case of Awaab Ishak and reflects a wider push to ensure homes in the rented sector are safe and habitable.
5. Landlord Registration
All private landlords will be required to register with the new Private Rented Sector Landlord Ombudsman Service, intended to improve transparency and handling of tenant complaints. A date for the introduction of the ombudsman service has not yet been announced. This new, mandatory scheme is separate from the existing Housing Ombudsman voluntary membership scheme for private landlords and agents.
6. Energy Efficiency Regulations
The cost cap for EPC (Energy Performance Certificate) exemptions has increased from £3,500 to £15,000, placing a greater responsibility on landlords to bring their properties up to regulated energy efficiency standards. There are minimum EPC standards that rental properties will need to meet before 2030.
7. Clearer Limits on Refusing Tenants
While landlords may still decline tenants with children or those receiving benefits in certain cases, this must be objectively justified, for example, to comply with insurance terms.
Landlords must not discriminate unlawfully and cannot unreasonably withhold consent for tenants to keep pets. However, you can require tenants to take out pet damage insurance.
Implementation of the Act
The Act is in force from 1 May 2026. The following provisions now apply:
- The end of assured shorthold tenancies, fixed terms and new section 21 notices
- The introduction of new and amended grounds of possession
- Annual only rent increases via section 13 notices
- Advance rent limited to one month
- The ban on asking for or accepting bids above the advertised rent
- The ban on discrimination against potential tenants on the basis of receiving benefits or having children
Further elements of the regime, including the landlord database and Private Landlord Ombudsman, are expected to be introduced later in 2026.We will update our information when further details are available.
Understanding your obligations
The Renters’ Rights Act reflects a wider push for a fairer, more professional rental sector. It has introduced additional obligations for landlords and many of these changes now require active compliance.
Our experienced landlord and tenant team is on hand to:
- Review your tenancy agreements and landlord obligations
- Help you understand your obligations as a landlord under the new rules
- Support you in regaining possession of your property
- Keep you informed about the implementation of the Act
It is important to ensure your portfolio complies with the new requirements.
If you have any questions or concerns about how the Renters’ Rights Act affects your portfolio, please don’t hesitate to make contact with our experienced Housing team.
If you think you may need to gain possession of your property under the existing section 21 rules, you need to plan now. We offer a range of fixed fee services for landlords, designed to help you prepare for the changes.
Contact us to find out more about how we can support you under the new Act.