Renters' Rights Act: What Landlords Need to Know

The Renters'' Rights Act is the most significant overhaul of the English private rented sector in a generation. Whether you''re a portfolio landlord or letting your first property, the changes will affect how you set up, manage and end every tenancy.

The headline changes

• End of fixed-term ASTs — every new tenancy becomes a single, rolling periodic tenancy from day one
• Section 21 ("no-fault") evictions abolished — you can only end a tenancy on prescribed grounds
• Strengthened Section 8 — clearer, faster grounds for genuine reasons (sale, family move-in, anti-social behaviour, persistent arrears)
• Rent increases limited to once a year — and tenants can challenge increases at the First-tier Tribunal
• Right to request a pet, which landlords cannot unreasonably refuse — pet insurance can be required
• Decent Homes Standard extended to the private rented sector
• National landlord database that all landlords must join
• Awaab''s Law — strict timeframes to address damp and mould

How to prepare now

1. Review your tenancy template — your current AST will need updating to reflect periodic tenancies and new mandatory clauses.
2. Audit your evidence trail — without Section 21, every notice will need supporting evidence. Keep tidy records of rent ledgers, communications and inspections.
3. Plan rent strategy — annual reviews only. Front-load market-rate setting rather than rely on mid-tenancy hikes.
4. Check your insurance — make sure your policy covers eviction legal costs and rent guarantee under the new regime.
5. Compliance hygiene — gas, electrics, EPC, deposit protection and the How to Rent guide become even more important; missing items will block your access to Section 8 grounds.

What it doesn''t change

• Your right to recover the property for genuine reasons
• The deposit protection rules
• The fundamental need for solid referencing and inventories
• Your tax position

When does it come in?

The Act has received Royal Assent but the operational date is set by secondary legislation. Plan for 2026 implementation with a transition period.

Bottom line: good landlords already operate close to the new standard. Tighten your paperwork, refresh your templates, and stop relying on Section 21 — your future self will thank you.