Renters' Rights Act

The Renters’ Rights Act has come into force, with most of its measures now in place as of 1 May 2026. Others are yet to be implemented, including the introduction of the Landlord Database and the establishment of the PRS Ombudsman.

We’ve outlined key changes that have now come in along with the Act’s future phases below, but if you would like to speak to one of our team about your property, obligations as a landlord, or the implications of the Act please get in touch.

Further detail on the government’s plans can be found here.

Assured Periodic Tenancies introduced – Section 21 no fault evictions abolished, and most new and existing tenancies will become Assured Periodic Tenancies. Landlords with unexpired Section 21 notices can only make a valid possession claim for the first three months. Tenants can stay in their property for as long as they want, or until a landlord serves a valid section 8 notice. Tenants can end their tenancy by giving two months’ notice. Landlords retain access to specific grounds for possession when they have legitimate reasons to reclaim their property. These include persistent rent arrears, anti-social behaviour, or a genuine need to sell or move back in.

Changes to existing tenancies created before 1 May 2026

Landlords who already have a written tenancy agreement in place do not need to change it or issue a new one. They will be required to provide tenants with a copy of the government ‘Information Sheet’ on or before 31 May 2026 – this is available here.

What this means for new PRS tenancies created after 1 May 2026

Landlords will need to provide tenants with a written tenancy agreement containing certain information about the tenancy and the tenant’s rights. Failing to do so could result in a fine of £7,000. Guidance on what landlords must provide is available here.

Rent increases – limited to one a year, with landlords being required to follow a revised section 13 procedure. Notice of rent increases must be given at least two months before it is due to take effect. All rent increases can now be challenged by tenants at the Property Tribunal.

Rent in advance and bids – Properties must be advertised at a specific asking rent and offers above this amount cannot legally be accepted. Landlords or their agents can no longer request more than one month’s rent in advance.

Pet policies - Tenants have strengthened rights to request pets, which must be considered within 28 days. Landlords must provide a valid reason to refuse.

Anti-discrimination policies – It will be illegal to discriminate against tenants with children or those receiving benefits. Landlords and letting agents cannot take any action to discourage or prevent these groups from renting, including hiding property information, refusing viewings, or denying tenancies based on having children or receiving benefits.

Additionally, since 27 December 2025 local councils have had stronger powers to enforce housing regulations. Councils can request information from any landlord, letting agent, or property manager who has worked in the past 12 months and can visit properties to investigate suspected rule-breaking. They have the power to conduct more compliance checks, including verifying that letting agents have proper Client Money Protection schemes in place and are using databases to identify non-compliance. Local authorities have gained expanded civil penalty powers and investigatory tools. Rent repayment orders have been strengthened, with maximum penalties of up to £40,000 and an increase in the maximum claim period to up to two years of rent payments for breeches. Repeat violations will automatically trigger maximum penalty amounts.

Stage 1 – Rollout of the Database for Landlords and Local Councils from late 2026.

PRS Landlord Database - Signing up to the PRS Landlord Database will be a legal requirement for all PRS landlords, who will be required to pay an annual fee – cost yet to be confirmed. It is expected that landlords will need to provide contact details, details on the property and its inhabitants alongside safety information including Gas, Electric and EPC certificates.

To allow time for landlords to comply, Stage 1 will be introduced 12-18 months before implementation. It is expected that the completion of Phase 1 and commencement of Phase 2 will not occur until 2028.

Stage 2 – Rollout of the Database and the addition of the property Ombudsman.

Public access to the Database will be introduced, with a fully operational Database a pre-requisite for the introduction of the PRS Landlord Ombudsman.

PRS Landlord Ombudsman – The Ombudsman will handle tenant complaints, provide binding resolutions, as well as support landlords with tools and guidance on handling tenant complaints. The implementation of the Ombudsman will only take place once the Database is fully operational.

Property Standards – A new Decent Homes Standard will be applied to both private and social rentals, requiring landlords to maintain properties to specific safety and quality benchmarks from 2035.