The Renters’ Rights Act: The Complete Landlord Guide

The Renters’ Rights Act 2025 changed private renting in England from 1 May 2026. For landlords, every assured shorthold tenancy became an assured periodic tenancy, Section 21 was abolished, possession now needs a Section 8 ground, rent can only rise once a year by section 13 notice, and councils gained stronger fining powers.

Last updated: 2 November 2026. Applies to England unless stated.

This guide covers England only. Wales operates under the Renting Homes (Wales) Act and Scotland under private residential tenancies, so the rules below do not apply there. It sets out what has changed, what is already in force and what is still to come, with links to detailed guides on each topic.

What is the Renters’ Rights Act?

The Renters’ Rights Act 2025 received Royal Assent on 27 October 2025. It began life as the Renters (Reform) Bill under the previous government, which is why many landlords still call it the renters reform act. The Bill that passed is a different and wider piece of legislation.

The Act is being brought in by phases. Phase 1, covering tenancy reform, possession, rent and lettings conduct, has applied since 1 May 2026. The PRS database, the landlord Ombudsman and the Decent Homes Standard follow later.

What’s in force and what’s next

Tenancy structure: the end of ASTs and fixed terms

On 1 May 2026, all assured shorthold tenancies in England automatically became assured periodic tenancies. Landlords did not need to do anything for the change to take effect, and any end date in an existing agreement stopped applying.

You can no longer create an AST or an assured tenancy with a fixed term. Tenancies run on a rolling basis, with rent periods of no more than a month. Letting on a fixed term is a breach that can lead to a council fine.

Some lets fall outside the new assured tenancy rules, including tenancies with rent over £100,000 a year, resident landlord lets, holiday lets and certain purpose-built student accommodation. Read what happened to your AST on 1 May 2026 for the detail.

Possession: Section 21 abolished, Section 8 grounds only

No new Section 21 notices could be served from 1 May 2026. Notices served before then could only be used if court proceedings were issued by 31 July 2026, and that window has now closed. See Section 21 abolished: what replaced it.

Landlords now recover possession through Section 8 grounds. The main notice periods in the gov.uk grounds for possession guidance are:

Misusing a ground is serious. Relying on a ground knowing possession cannot be obtained, or reletting or remarketing within the 12-month restricted period after using the moving-in or selling grounds, are offences with penalties of up to £40,000. Our Section 8 grounds guide covers every ground.

Tenants ending a tenancy

Under the ordinary English assured periodic rules the tenant gives written notice of at least two months, ending on a rent-due day or the day before. A shorter period can be agreed in writing. With no fixed term, there is no minimum period a tenant must stay. See our planned guide on tenant notice under the Renters’ Rights Act.

Rent increases: section 13 once a year

Rent can only be increased once a year, using Form 4A with at least two months’ notice. You cannot increase the rent in the first year of a tenancy, and rent review clauses can no longer be used to raise rent. You must use the section 13 process even if the tenant has agreed the increase.

If a tenant thinks the new rent is above the open market rent, they can apply to the First-tier Tribunal before the new rent is due to start. The tribunal cannot set a rent higher than the one you proposed. Read rent increases under the Renters’ Rights Act and the planned guide on rent tribunal challenges.

Lettings conduct: bidding, rent in advance and discrimination

Rental bidding ban

Any written advert or offer for an assured tenancy must state the rent as a specific amount. Landlords and agents must not invite or encourage offers above that rent, or accept them. The maximum penalty is £7,000. See our planned rental bidding ban guide.

Limits on rent in advance

For tenancies entered into from 1 May 2026, terms requiring rent to be paid in advance have no effect, except the initial rent paid after the agreement is signed and before the tenancy begins. Taking rent before the tenancy agreement is entered into is a prohibited payment.

Discrimination against families and benefit claimants

You must not do anything to stop someone renting, or make them less likely to rent, because they have children or receive benefits. This covers anyone acting for you, including letting agents. Terms in tenancy agreements, mortgages or superior leases that could be used to discriminate cannot be enforced, and fines of up to £7,000 apply. Read our planned discrimination ban guide.

Pets

Tenants have a right to ask, in writing, to keep a pet. You must not unreasonably refuse, and you must reply in writing within 28 days. You can ask for more information within that period, in which case you have until 7 days after receiving it. A refusal can be reasonable where, for example, a superior lease prohibits pets. See our planned pets guide.

Written information for tenants

For tenancies created from 1 May 2026, you must give tenants written information about the key terms before signing or agreeing the tenancy. It can be part of the tenancy agreement or a separate document. Failing to provide it can lead to a fine of up to £7,000.

For tenancies that existed before 1 May 2026 with a written agreement, you had to give every named tenant the Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Oral tenancies needed written key terms by the same date. If you missed the deadline, provide it now. See our planned written information guide.

Penalties and enforcement

Councils can impose civil penalties of up to £7,000 for breaches such as letting on a fixed term, failing to give written terms or discriminating against tenants. Where a breach is an offence, or a breach continues or repeats, councils can prosecute or impose a civil penalty of up to £40,000.

Rent repayment orders now cover more offences, and tenants or councils can recover up to two years’ rent. Councils also have new powers to require information. Read Renters’ Rights Act penalties, council powers and rent repayment orders.

The PRS database

The “Register your rental property” service opens on 15 December 2026, region by region. Each region has a three-month window, from the West Midlands (15 December 2026 to 14 March 2027) through to the South West (15 August to 14 November 2027). The deadline follows the property’s location, not yours, and you can register early.

The fee is £65 per property per year, with no charge to register yourself as a landlord or to update records. You will need gas safety, electrical safety and EPC details. Failing to register can lead to a penalty of up to £7,000, and up to £40,000 for false information or continuing breaches. Our landlord registration guide covers the process and deadlines by region.

The Landlord Ombudsman and Decent Homes

A mandatory PRS Landlord Ombudsman will follow the database, giving tenants a route to resolve complaints without going to court. It is widely expected in 2028, but no date has been confirmed.

The Decent Homes Standard will apply to privately rented homes from 2035. The timing of Awaab’s Law for the private rented sector is subject to consultation.

What landlords should do now

1. Audit every tenancy agreement. Identify fixed terms, rent review clauses, Section 21 references and missing written information.
2. Confirm the information sheet went out. Every named tenant on a pre-May 2026 written tenancy should have it. If not, send it now and keep proof.
3. Update your templates. New lets need periodic agreements with the required written information given before signing. See periodic tenancy agreements.
4. Plan rent reviews around section 13. Diary when each tenant’s last increase took effect, so you know when the next one can.
5. Review your lettings process. Adverts must state a fixed rent, with no bidding, no rent taken before signing and no blanket bans on families or benefit claimants.
6. Get registration-ready. Gather gas safety, EICR and EPC records for each property before your region opens.

ORBIT keeps certificate dates and tenancy events against each property, with configurable reminders. AI Document Studio builds periodic tenancy agreements and generates statutory notices. The RRA Compliance Checker audits what you already have. Together they make up TLA’s Renters’ Rights compliance software.

This guide is general information, not legal advice.