How the Renters' Rights Act Affects Landlords?
The Renters’ Rights Act has changed how private rented properties are let in England. For landlords, the biggest changes affect tenancy agreements, possession, rent increases, tenant selection and day-to-day tenancy management.
Understanding the rules matters. It helps landlords stay compliant, protect their investment and manage tenancies with greater confidence.
This guide explains the main changes landlords need to know and what they mean in practice.
What the Renters’ Rights Act means for landlords
The legal framework for renting out property in England is now different from the old assured shorthold tenancy model. Landlords can still let property, increase rent and recover possession where the law allows, but the process is more structured and evidence-based than before.
For many landlords, this means reviewing tenancy documents, updating processes and making sure decisions are based on the correct legal grounds and notices.
Key changes landlords need to know
Section 21 has ended
Landlords can no longer use Section 21 to end a tenancy without a reason. To recover possession, landlords now need a valid legal ground and must follow the correct possession process.
See further information about abolishing Section 21 in our guide.
Tenancies are periodic by default
All new tenancy agreements are assured periodic tenancies, and existing assured shorthold tenancies have moved into the new periodic system. These tenancies run on a rolling basis, usually monthly, rather than ending on a fixed term. (GOV.UK)
This means landlords need to think less in terms of fixed-term expiry and more in terms of lawful possession grounds, notice requirements and ongoing tenancy management.
Possession still exists, but only on legal ground
Landlords can still regain possession in the right circumstances. Depending on the tenancy and the facts, grounds may include rent arrears, anti-social behaviour, intending to sell, or needing the property back for a landlord or close family member. The key difference is that possession now depends on the correct statutory route rather than no-fault eviction.
- See our guide to regaining posession.
Rent increases follow a stricter process
Rent increases are limited to once a year in the private rented sector. Landlords must use the revised legal process and give at least two months’ notice before the increase takes effect. Tenants can challenge an increase if they believe it is above market rent.
- See our guide to increasing the rent.
Rental bidding is banned
Landlords and letting agents cannot ask for, encourage or accept offers above the advertised rent. The rent advertised should be the rent the property is available for.
More than one month’s rent in advance cannot be requested
Landlords and letting agents cannot request more than one month’s rent in advance. They also cannot ask for or accept rent before the tenancy agreement has been signed.
Discrimination rules are clearer
Landlords and agents cannot discriminate against applicants because they have children or because they receive benefits. Tenant selection should be based on lawful, objective criteria rather than blanket exclusions.
Tenants can request to keep a pet
Tenants and prospective tenants can ask to keep a pet. A landlord can only refuse if there is a valid reason.
Enforcement and penalties are stronger
The implementation roadmap confirms stronger enforcement, expanded rent repayment orders and higher civil penalties in some areas, including an increase from £30,000 to £40,000 for certain offences from 1 May 2026.
How to Prepare as a Landlord
Review Your Tenancy Agreements
Keep Properties Well-Maintained
Understand the New Eviction Process
Plan for Rent Increases Carefully
Review Your Tenancy Agreements
Keep Properties Well-Maintained
Understand the New Eviction Process
Plan for Rent Increases Carefully
See our other Guides for Landlords regarding Renters' Rights Bill 2025
A Guide to renting to tenants with pets
Speak to Your Move about managing your property
Our local lettings experts can help landlords understand the Renters’ Rights Act, review tenancy arrangements and stay on top of changing obligations.
Renters' Rights Act FAQs for Landlords
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Are you ready for the Renters' Rights Act?
The Renters' Rights Bill received Royal Royal Ascent in October 2025. Most of the changes come into effect on the 1st of May 2026, although some reforms will only be brought in later.
Section 21 has been abolished under the Renters' Rights Act, meaning landlords must provide a valid legal reason (e.g., rent arrears, anti-social behaviour, selling the property) to end a tenancy.
Yes, but only under strengthened and clearly defined grounds, such as:
- Wanting to sell the property
- Moving in yourself or for a close family member
- Serious rent arrears or tenant misconduct
- Mandatory Grounds: where the court must grant possession if proven, i.e. the landlord intends to sell, serious rent arears, or the tenant has been convicted of serious anti-social behaviour.
- Discretionary Grounds: where the court may ground possession i.e. persistent late payment of rent, neglect or damage to the property, breach of tenancy agreement.
See our handy guide to notice periods for ending a tenancy agreement.
All tenancies will become periodic by default, meaning:
- No more fixed-term contracts
- Tenants can leave with two months’ notice
- Landlords must use valid grounds to end a tenancy
- Rent can only be increased once per year using a Section 13 notice
- Tenants must be given two months’ notice of a rental increase
- Tenants can challenge increases at a tribunal if they believe the rent is above market value
Yes. As part of the Renters' Rights Act, a new Private Rented Sector Ombudsman will be mandatory for all landlords, offering tenants a route to resolve disputes without going to court.
Yes, landlords will likely pay a membership fee, though the exact cost and structure are still being finalised.
Yes. The government has committed to reforming the court system to make it faster and more efficient for landlords to regain possession when justified
- Review and update tenancy agreements
- Ensure properties meet all safety standards
- Keep clear records of communications with tenants and rent payments
- Speak to your local lettings agent