Landlord guides

The Renters' Rights Act: what it means for landlords

Last updated 25 October 2026

The Renters' Rights Act 2025 became law on 27 October 2025, and its main changes to private tenancies in England came into force on 1 May 2026. It is the biggest change to renting in a generation. This guide sets out the main points in plain terms, so you know what has changed and what is still to come.

Every tenancy now rolls on

Since 1 May 2026, almost every private tenancy in England is an assured periodic tenancy. It runs from month to month with no fixed end date. Most existing tenancies changed over automatically on that date, and any fixed term still running came to an end.

A tenant can end the tenancy at any time by giving at least two months' notice in writing, unless the landlord and tenant agree a shorter period.

Section 21 has ended

"No fault" section 21 notices can no longer be used. A section 21 notice served before 1 May 2026 could still be relied on only if court proceedings started by 31 July 2026.

To recover a property now, a landlord must serve a section 8 notice giving a legal reason, known as a ground, and the correct notice period. Grounds include selling the property, the landlord or a close family member moving in, and serious rent arrears. If the tenant does not leave, only a court can order possession.

• To sell or move in, the notice period is four months, and the tenancy must have lasted at least a year by the time the notice ends.
• If a landlord gains possession in order to sell, the property cannot be re-let or marketed for rent for 12 months.

Rent increases: once a year, the formal way

• Rent can be increased no more than once a year, using the formal notice process, with at least two months' notice.
• Rent review clauses in tenancy agreements no longer set the rent.
• A tenant who thinks an increase is above the market rent can ask the property tribunal to decide.

Finding a tenant

• No rental bidding. A property must be advertised at a set rent, and landlords and agents must not invite or accept offers above it.
• Limits on rent in advance. No rent can be taken before the tenancy agreement is signed, and the most that can be asked for up front is the first month's rent.
• No blanket bans. It is unlawful to refuse a tenant because they have children or receive benefits.
• Pets. A tenant can ask to keep a pet, and a landlord must not unreasonably refuse.

Paperwork for existing tenants

Landlords had until 31 May 2026 to give existing tenants the government's information sheet about the changes, or a written statement of terms where there was no written agreement.

Penalties

Councils can now impose civil penalties of up to £7,000 for many breaches, such as trying to let for a fixed term or rental bidding, and up to £40,000 for serious or repeated breaches. Tenants can apply for rent repayment orders of up to two years' rent for certain offences.

What is still to come

• The landlord database. Registration opens from 15 December 2026, region by region, with a fee of £65 per property per year. See our guide to the landlord database.
• A landlord ombudsman. All private landlords will have to join a new ombudsman scheme. It is not open yet, and the government has indicated it is expected in 2028.
• Housing standards. The Act allows the Decent Homes Standard and Awaab's Law, which sets time limits for dealing with damp and mould, to be applied to private renting. Start dates have not been set.

How we help

As your letting agent, MSJ Estates prepares tenancies under the current rules, serves notices in the correct form, handles rent increases through the formal process and keeps a written record of everything. Find out more about our full management service.