The Renters’ Rights Act introduces significant changes to the private rented sector in England, with some provisions already in force and others phased in over the coming years. Landlords and agents must understand the immediate requirements, ongoing obligations, and forthcoming rules to ensure compliance and effective property management.

Immediate actions for landlords

Two critical deadlines are approaching for landlords with existing tenancies as of 30 April 2026. First, landlords must serve the official Information Sheet to all tenants by 31 May 2026. This is a one-off transitional requirement designed to inform tenants of their rights under the new legislation. Failure to comply can result in civil penalties up to £7,000 per offence, escalating to £40,000 for repeated or prolonged breaches. While some debate exists over whether non-compliance invalidates certain possession notices, the safest course is to serve the document promptly and retain proof of delivery.

Second, any Section 21 notices served before 1 May 2026 must have possession claims filed at court by 31 July 2026. After this date, Section 21 notices will lapse, and landlords will need to rely solely on Section 8 grounds to recover possession. This transition marks the end of no-fault evictions and requires landlords to establish specific legal grounds for possession.

Ongoing requirements from 1 May 2026

From 1 May 2026, all new tenancies must comply with several key provisions of the Act. Landlords are required to provide tenants with a Written Statement of Terms before the tenancy begins. This document must include essential information such as landlord contact details, deposit arrangements, rent amount and payment methods, notice periods, repair responsibilities, and any prior notices related to possession grounds. Non-compliance carries the same penalties as the Information Sheet requirement.

Tenants now have a contractual right to request permission to keep pets. Landlords have 28 days to respond; failure to do so results in deemed consent. Refusals must be based on reasonable grounds, such as property unsuitability, freeholder restrictions, or licence conditions. Blanket bans on pets are no longer enforceable. Importantly, landlords cannot require tenants to obtain pet damage insurance, as this would contravene the Tenant Fees Act.

Rent increases during a tenancy must be served via a Section 13 notice, with no more than one increase permitted every 12 months and at least two months’ notice given. The new rent must reflect the current market rate, determined by comparable properties. The tenant may challenge the increase at the First-tier Tribunal, which can only confirm or reduce the proposed rent, not increase it. Tribunal hearings may cause delays in rent adjustments, so landlords should plan accordingly.

With the abolition of Section 21, all possession claims must be made under Section 8, requiring landlords to prove specific grounds. Common grounds include landlord or family member moving in (Ground 1), landlord selling the property (Ground 1A), rent arrears of three months or more (Ground 8), and student HMO possession at academic year end (Ground 4A). Evidence supporting these grounds is crucial, emphasising the importance of meticulous record-keeping.

Additional rules prohibit advertising rents as ranges or “from” figures, ban discrimination against tenants with children or on benefits, and limit upfront payments to one month’s rent post-tenancy signing. Deposit rules remain unchanged.

What this means for landlords

The Act shifts the balance towards greater tenant protection and transparency, requiring landlords to maintain detailed records and adhere to stricter procedural standards. The end of Section 21 means possession claims will be more complex and evidence-dependent. Landlords should review tenancy agreements to ensure compliance with the new Written Statement of Terms and update rent review processes to align with Section 13 requirements.

Responding promptly to pet requests and maintaining clear communication records will help avoid disputes. Preparing for the increased evidential burden in possession claims will be essential, as will understanding the nuances of reasonable refusals and market rent assessments as case law develops.

Future developments to watch

The Act introduces further changes over the next decade. A national Private Rented Sector Database will roll out regionally from late 2026, requiring landlords to register properties and provide key information. Failure to register may result in significant fines and restrictions on possession claims. A statutory PRS Landlord Ombudsman is expected by 2028, offering tenants a free dispute resolution service and imposing binding decisions on landlords.

The Decent Homes Standard will extend to private rented homes by 2035, setting enforceable minimum quality requirements. Additionally, Awaab’s Law, currently applying to social housing, will be extended to the private sector, mandating prompt action on hazards such as damp and mould.

Energy Performance Certificate (EPC) regulations will change in 2029 and 2030, with a new methodology and a minimum rating of C required for lettings. However, existing EPCs rated C under the current system will remain valid until expiry, reducing immediate pressure for upgrades.

An exemption applies to tenancies with annual rents exceeding £100,000, though this affects very few landlords.

Conclusion

The Renters’ Rights Act represents a fundamental shift in the regulation of private rented housing in England. While the initial deadlines demand urgent attention, many changes will embed gradually, allowing landlords time to adapt. The overarching theme is a move towards transparency, accountability, and tenant empowerment, with record-keeping and compliance becoming central to successful property management.

Landlords who maintain clear, dated records and update their practices to meet the new standards will navigate the transition more smoothly. The noise surrounding the Act often exaggerates immediate impacts, but the practical effects will be most felt when possession claims or disputes arise.

Source: Based on reporting from Property118

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TLA update

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