The Renters' Rights Act: what it means for landlords

Periodic tenancies and Section 21

From 1 May 2026, assured tenancies generally run periodically instead of being granted for a fixed term. Section 21 no-fault notices are no longer the route to possession for these tenancies. Tenants can end a periodic tenancy by giving the required notice, usually two months.

How landlords regain possession

A landlord must rely on an applicable legal ground and follow the notice and court process. The grounds cover circumstances such as serious rent arrears, selling the home, or the landlord or a close family member moving in. Each ground has its own requirements, evidence and notice period.

• Keep dated records of rent and communications.
• Check the exact ground and notice period before serving notice.
• Take advice before acting where the facts are disputed.

Rent increases and marketing

The Act changes how rent increases are made for assured tenancies. Landlords normally use the statutory Section 13 process, with limits on frequency and a route for tenants to challenge above-market rent. Rental bidding above an advertised asking rent is also prohibited.

Pets and fair access

Tenants can request permission to keep a pet, and landlords must consider that request under the Act's rules. Blanket exclusions for applicants because they receive benefits or have children are restricted. Check the current guidance before drafting adverts or tenancy terms.

Reforms that are being phased in

The Private Rented Sector database, ombudsman, Decent Homes Standard and extension of Awaab's Law to private renting are not all in force from the first phase. The government roadmap sets out later stages and expected dates. Update your process as each requirement actually begins.

• Review tenancy templates and possession procedures now.
• Track official commencement dates for the later reforms.
• Keep property safety, deposit and repair records current.