Renters' Rights Act 2026: The Complete Landlord Guide

What the Renters' Rights Act 2026 actually changes

The Renters' Rights Act is the successor to the Renters (Reform) Bill and delivers on the government's long-standing commitment to abolish Section 21 evictions in England. It reshapes the entire private rented sector: how tenancies are structured, how rents can be raised, how disputes are handled, and what standard properties must meet. It applies only in England — Wales, Scotland and Northern Ireland have separate regimes.

Key changes at a glance

1. Section 21 abolished — no more no-fault evictions.
2. All ASTs become periodic — fixed-term tenancies end.
3. New and expanded Section 8 grounds — including Ground 1A (sale) and stronger anti-social behaviour grounds.
4. Rent increases limited — once a year, by Section 13, challengeable at tribunal.
5. Rental bidding banned — asking rent must be advertised.
6. Right to request a pet — landlord cannot unreasonably refuse.
7. New Landlord Ombudsman — mandatory membership.
8. Private Rented Sector Database — mandatory registration.
9. Decent Homes Standard — now applies to private lets.
10. Awaab's Law — statutory hazard response times.
11. Discrimination bans — no blanket "no DSS" or "no children".

1. The end of Section 21

Section 21 of the Housing Act 1988 allowed landlords to end an assured shorthold tenancy after the fixed term without giving a reason, provided the correct procedure was followed. From the implementation date, no new Section 21 notices can be served, and pending Section 21 proceedings must generally be concluded within transitional windows set out in the commencement regulations.

All future possession must rely on Section 8 grounds. In practice this means:

• Rent arrears (Ground 8) — 3 months' arrears at the date of notice and hearing (increased threshold), 4 weeks' notice.
• Persistent late payment (Ground 10/11) — discretionary.
• Anti-social behaviour (Grounds 7A/14) — expedited routes and no minimum notice for serious cases.
• Sale of the property (Ground 1A) — 4 months' notice, cannot be used in first 12 months, cannot re-let for 12 months.
• Landlord or family moving in (Ground 1) — 4 months' notice, same 12-month restrictions.
• Redevelopment, student HMOs, tied accommodation — see the full grounds list.

Get the ground and the paperwork wrong and possession will be refused — often with an adverse costs order.

2. Periodic tenancies replace fixed terms

Every assured shorthold tenancy — new or existing — becomes a single periodic tenancy rolling month to month. Tenants can leave with 2 months' notice at any time. Landlords cannot. The fixed-term/AST distinction disappears entirely.

Practical consequences:

• No more "renewal" fees or fixed-term paperwork.
• Break clauses become irrelevant.
• Guarantor deeds must be worded to survive the switch — many old templates won't.

3. Rent increases: one route, once a year

Rent can only be raised by serving a Section 13 notice in the prescribed form, with at least 2 months' notice, and no more often than once every 12 months. Rent-review clauses in tenancy agreements are unenforceable.

If the tenant thinks the proposed rent is above market, they can apply to the First-tier Tribunal (Property Chamber). Crucially, the tribunal cannot set a rent higher than the landlord proposed — removing the previous deterrent to challenging. The tribunal can also defer the effective date by up to 2 months where the increase would cause undue hardship.

4. Rental bidding banned

Landlords and agents must publish an asking rent and cannot invite, encourage or accept offers above it. Breaches attract civil penalties.

5. Pets: a right to request

Tenants can request permission in writing to keep a pet. The landlord must respond in writing within 28 days and cannot unreasonably refuse. Landlords can require the tenant to take out pet damage insurance or pay the landlord's reasonable cost of doing so. Refusals should be documented with a clear reason (e.g. lease restrictions, allergies, unsuitability of property).

6. The Private Rented Sector Landlord Ombudsman

Membership is mandatory for every private landlord letting residential property in England, regardless of portfolio size or whether an agent is used. The Ombudsman handles complaints tenants have exhausted the landlord's own complaints procedure on, and can order:

• an apology,
• specific remedial action,
• compensation up to £25,000,
• and refer serious breaches to the local authority.

You must have a written complaints procedure and respond to complaints within the timeframe set by the scheme rules.

7. Private Rented Sector Database

A new mandatory register. Every landlord and every let property must be registered before the property is marketed or let. The database will hold basic property information, gas and electrical safety data, and any enforcement history. Failure to register is a civil offence with penalties up to £7,000, rising to £40,000 or criminal prosecution for repeat or serious breaches.

8. Decent Homes Standard in the PRS

For the first time, the Decent Homes Standard applies to private lets. A "decent" home must:

• be free of Category 1 HHSRS hazards,
• be in a reasonable state of repair,
• have reasonably modern facilities and services (kitchen under 20 years old, bathroom under 30, adequate common areas),
• provide a reasonable degree of thermal comfort (effective insulation and efficient heating).

Local authorities will enforce with improvement notices, prohibition orders and civil penalties.

9. Awaab's Law for private landlords

Named after Awaab Ishak, whose death was linked to prolonged exposure to mould in social housing. The Act extends the same duties to the PRS: strict statutory timeframes to investigate reported hazards and complete emergency repairs, with tenants able to sue for breach.

Landlords should keep dated evidence of every report, inspection and remedial visit.

10. Discrimination and access

Blanket bans on tenants with children or in receipt of benefits are unlawful. Refusing to consider a tenant on those grounds — including through indirect wording ("professionals only") — can attract fines up to £7,000 and county court claims under the Equality Act 2010.

Common mistakes landlords are making

• Still using AST templates. Old fixed-term wording is unenforceable and creates ambiguity about deposit deductions and rent-review rights.
• Serving Section 21 out of habit. Notices served after the implementation date are void; the court will not grant possession.
• Trying to "renew" for a new fixed term. There is no such thing anymore.
• Ignoring Ombudsman registration. Non-membership itself is an offence — separate from any tenant complaint.
• Refusing pets without written reasons. Silent or oral refusals are automatically unreasonable.
• Raising rent by letter or text. Only the prescribed Section 13 form is valid.
• Assuming Decent Homes is "just like HHSRS". It's stricter and includes modernity criteria HHSRS ignores.

Your Renters' Rights Act 2026 action plan

1. Audit every live tenancy. Record rent, last increase date, deposit scheme, EPC, gas and electrical certificates.
2. Replace your tenancy template with a compliant periodic tenancy agreement.
3. Register on the Private Rented Sector Database as soon as it opens.
4. Join the Landlord Ombudsman and publish your complaints procedure.
5. Draft a written pet policy and pet damage insurance clause.
6. Commission a Decent Homes assessment for each property and plan any works.
7. Update your rent-review calendar to a strict 12-month cycle using Section 13 notices.
8. Review your possession strategy — which Section 8 ground applies to each foreseeable exit?
9. Brief your agent or property manager in writing.
10. Diarise the implementation date and any transitional deadlines.

When to seek professional advice

Get specialist legal advice before serving any Section 8 notice on new grounds, before rejecting a pet request in writing, and before challenging or accepting a First-tier Tribunal rent determination. Smart Sleep Property members can access template letters, compliant tenancy agreements and priority support through the Landlord Hub.