January, 2026
The Renters’ Rights act is the biggest shake-up of the private rented sector since 1988. From 1 May 2026, landlords and letting agents will need to work very differently. Here’s a simple breakdown of what’s changing.
From 1 may 2026, landlords will no longer be able to use section 21 “no-fault” evictions. To regain possession, you’ll need to use section 8, with updated and expanded legal grounds.
All assured shorthold tenancies (asts) will automatically become periodic tenancies. Any tenancy in place or signed now will roll over to a periodic agreement once the law takes effect.
Rent can only be increased once every 12 months, and only by serving a section 13 notice. Rent review clauses, renewals and fixed-term rent increases will no longer apply.
Tenants will be able to challenge rent increases through a first-tier tribunal if they believe they are unfair. Any approved increase will not be backdated.
Private rented properties must meet minimum quality standards. Landlords who fail to comply could face fines of up to £7,000 and prosecution for repeated breaches.
Landlords must deal with serious health hazards such as damp and mould within strict timeframes. This aims to ensure homes are safe and healthy to live in.
Landlords and agents must advertise a fixed asking rent and cannot accept offers above that price.
Tenants can request a pet, and landlords must consider requests fairly. You can only refuse for valid reasons, and you won’t be allowed to charge a separate pet deposit.
A national digital database will track landlord compliance. A new property ombudsman will help resolve disputes without going to court.
Landlords and agents cannot refuse tenants because they have children or receive benefits. Discriminatory wording must be removed from property listings.
