Renters’ Rights Act explained – 12 new rules for landlords

The Renters’ Rights Act, which officially banned Section 21 evictions and introduced sweeping reforms, has brought about the biggest changes to tenancy laws in a generation.

The first set of major changes under the Renters’ Rights Act came into force on 1 May 2026, fundamentally shifting how tenancies operate in England. 

The legislation contains measures that limit rent increases, ban bidding wars, and improve rental property standards.

Here’s everything landlords need to know about the new regulations, how they’re being rolled out, and what changes apply to you right now.

Note: these laws apply only to tenancies in England. Scotland, Wales, and Northern Ireland have different rental laws.

Looking for a guide on other rental market laws for landlords across the UK? Read our article on rules for landlords in 2026. 

A brief overview of the Renters’ Rights Act

The Renters’ Rights Act is a landmark piece of legislation designed to fundamentally overhaul the private rented sector in England. 

The Act aims to provide renters with greater long-term security, better living conditions, and protection against unfair treatment.

But with legislation abolishing “no-fault” Section 21 evictions, changing  fixed-term tenancies into periodic  ones, and establishing strict new guidelines on rent increases, there’s a lot landlords need to know. 

This is your ultimate guide to the new laws and everything you need to do as a landlord to stay compliant.

Renters’ Rights Act phase one (in effect as of 1 May 2026)

The first phase of the Renters’ Rights Act began on 1 May 2026. If you’re a landlord in England, the following rules are now active:

• Section 21 evictions scrapped – landlords can no longer use ‘no-fault’ evictions
• end of fixed-term tenancies – all tenancies are now rolling periodic tenancies
• limits to rent increases and advanced rent – strict new rules apply to how and when rent can be raised
• banning bidding wars – asking for or encouraging bids above the advertised rent is illegal
• ending blanket bans – discrimination against tenants on benefits or with children is illegal 
• right to keep pets – tenants now have a legal right to request a pet, which landlords can’t  unreasonably refuse

A second phase of measures is slated for late 2026, followed by a third phase which currently has no set date.

What’s included in the Renters’ Rights Act? 12 key measures

The legislation includes a mix of measures that introduce new processes, ban old practices, and fundamentally change renting in England. Here’s a detailed overview of the 12 key measures and when they affect you:

1. Banning Section 21 evictions (active)

Removing Section 21 evictions from the Housing Act 1988 means tenancies can now only be ended by a tenant, or if a landlord has a valid legal reason (through an updated Section 8 process).

When a tenant moves in, they’re protected from eviction for 12 months (provided they don’t break the agreement). After that, if a landlord wants to sell or move into the property, they must give four months’ notice.

2. Making all tenancies periodic (active)

Assured shorthold tenancies with fixed terms are now a thing of the past. 

Under the Act, all tenancies are now periodic, meaning they have no fixed end date. 

Tenants can end the tenancy by giving two months’ notice, and landlords can only end it by serving a valid Section 8 notice.

3. Limiting rent increases (active)

Rent increases are now governed by a single, stringent process:

• landlords can only increase rents once a year
• the increase must align with market rates (what the property would advertise for if empty)
• rises must be communicated with a Section 13 notice with a two-month notice period
• tenants have the right to challenge the increase if they believe it exceeds market value rent review clauses written into tenancy contracts are no longer valid

4. Giving tenants the right to keep pets (active)

Landlords can no longer unreasonably reject a pet request. And tenants now have the right to legally challenge a landlord’s decision if they feel a refusal is unjustified.

Landlords have 42 days to answer a tenant’s request for a pet but it can be extended by an extra week if a landlord requests more information. In practice, this means you can’t refuse a request just because you don’t like certain animals or have had a bad experience in the past. 

5. Banning bidding wars (active)

Landlords and letting agents must publish a set rent for a property – and that’s the rent that tenants will pay. This means the practice of choosing tenants based on who’s the highest bidder is now illegal.  

You’re banned from encouraging or accepting bids above this advertised price to make sure there’s a level playing field for renters. This part of the legislation changes the way many landlords and letting agents have selected tenants in the past, so it’s important to review your application process to make sure it’s fair and compliant with the law. 

6. Ending blanket bans on tenants on benefits or with children (active)

Discriminatory ‘no DSS‘ (Department for Social Security) rental adverts and unnamed ‘indirect practices’ are completely banned. 

Landlords can still run affordability and reference checks, but can’t reject applicants solely for receiving benefits or having children. It’s a good idea to review your rental adverts to make sure you’re compliant. 

7. Strengthening local authority enforcement (active)

To make sure landlords are following the new regulations, councils now have greater powers to request information from landlords and enter residential properties during investigations.Fines for non-compliance start at £7,000 for minor offences, scaling up to £40,000 or criminal prosecution for serious or persistent violations.

8. Strengthening Rent Repayment Orders (active)

To deter bad practices, Rent Repayment Orders (RROs) have been bolstered:

• RROs now apply to all new offences set out in the Act
• repeat offenders must pay the maximum RRO amount
• the maximum amount of rent a landlord can be ordered to repay has doubled from 12 to 24 months
• company directors and superior landlords in rent-to-rent setups can now be held liable

9. Introducing a landlord ombudsman (coming late 2026)

Landlords (and letting agents) will soon be required to join a new Private Rented Sector Landlord Ombudsman Service. 

Tenants will be able to escalate complaints to the ombudsman, which can provide binding decisions requiring landlords to pay compensation or make property improvements.

10. Introducing a Private Rented Sector Database (coming late 2026)

Landlords will be legally required to register themselves and their property details on a new national database. 

This aims to give landlords easy access to compliance info, offer transparency to tenants, and help local councils monitor rental properties.

11. Extending Awaab’s Law to private rentals (phase three – no set date)

Currently active in the social housing sector, Awaab’s Law requires landlords to address hazards like damp and mould within strict timeframes. 

The regulation will be rolled out to private tenancies at some point, and tenants will be able to take landlords to court if they fail to comply with the new standards.

12. Extending the Decent Homes Standard (phase three – no set date)

This will set a strict minimum standards requirement for all private rental properties to make sure rental properties are safe, energy efficient, hazard-free, and fit for modern living. 

Local authorities will be granted enhanced powers to take enforcement action against non-compliant landlords.

What does the Renters’ Rights Act mean for the rental market?

The Renters’ Rights Act fundamentally reshapes the relationship between landlords and tenants. And whenever sweeping changes are introduced, it’s completely natural for property owners to feel a sense of uncertainty. 

But for the rental market, the new laws are designed to create a fairer, more transparent, and higher-quality environment. Giving tenants greater day-to-day security and removing the fear of sudden evictions, renters could treat your rental as a long-term home.

It might even be a chance to let them put their own stamp on it and redecorate. Because having tenants who feel settled and at home in your rental can help you in the long-run, reducing tenant turnover and vacant periods, and keeping admin time low.  

The fundamentals of being a successful landlord remain exactly the same. Those who are proactive, communicate clearly with their tenants, and maintain high property standards will continue to thrive. 

But careful tenant referencing, thorough record-keeping, and staying on top of maintenance are now more important than ever. 

Frequently asked questions about the Renters’ Rights Act

These rules only apply in England. Always check the government site if you’re unsure about anything. 

Does the Renters’ Rights Act apply to existing tenancies?

Yes, the new tenancy system applies to both new and existing tenancies in England. This is so the changes took effect across the sector at the same time.

Can landlords still evict tenants now Section 21 is banned?

Yes, landlords can still seek possession of their property, but only using valid legal grounds under Section 8. Section 21 no-fault evictions are no longer an option.

Are all tenancies now periodic?

Yes, fixed-term tenancies have been replaced by periodic tenancies in England. This means tenancies no longer have a fixed end date, and they continue until the tenant or landlord gives notice. 

Can landlords still increase rent?

Yes, rent can be increased once a year using the correct legal process. Any increase must reflect market rates, and tenants can challenge it if they think it’s unfair.

Do landlords need to use Section 13 for rent increases?

Yes, rent increases for private rentals in England must now follow the Section 13 process. Landlords must also give tenants two months’ notice before charging the higher rate.

Can landlords still refuse pets?

Landlords can’t unreasonably refuse a tenant’s request to keep a pet. If a refusal is unreasonable, the tenant may be able to challenge it. 

Can landlords refuse tenants who receive benefits or have children?

No, blanket bans on tenants with children or tenants receiving benefits are banned. Landlords can still carry out affordability and referencing checks however.

Are rental bidding wars still allowed?

No, landlords and letting agents must publish an asking rent and can’t invite or accept bids above that advertised price. It’s important to make sure your letting agent is acting within the law so they can correctly represent you and your property. 

Does the Renters’ Rights Act apply across the whole UK?

No, these changes only apply to privately rented properties in England. Scotland, Wales, and Northern Ireland have different rental laws.

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• Property viewing checklist: a guide for landlords
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