The Renters' Rights Act Has Changed Everything
In force from 1 May 2026. The Renters' Rights Act is now law. Every landlord in England is affected. How you advertise, how you rent, how you raise rent, how you evict — all of it operates under a different set of rules. This is not optional compliance.
What Is the Renters’ Rights Act?
The Renters’ Rights Act is the most significant overhaul of private rental law in England in decades. It abolished fixed-term tenancies, removed the right to no-fault evictions, restricted how landlords can advertise and increase rent, and strengthened tenant rights around pets and housing benefits.
These rules apply to every private landlord in England from 1 May 2026. If you are a landlord, you need to understand what has changed and act now.
No More Fixed-Term Tenancies
Every tenancy is now a periodic tenancy. There are no end dates. No fixed terms. Tenancies run on a rolling basis — monthly by default.
What This Means For You
- Written agreementYou do not need to rewrite it. But you must give your tenant the Renters’ Rights Act Information Sheet by 31 May 2026.
- Verbal agreementThe same deadline applies. You must provide written confirmation of the key tenancy terms. Miss this date and you are already in breach.
How You Advertise Has Changed
You must publish an asking price when listing your property. You cannot invite bids. You cannot encourage tenants to offer more. You cannot accept rent above the advertised price.
Rental bidding wars are now illegal.
Accepting any offer above your advertised rent is a breach of the Renters’ Rights Act — regardless of whether the tenant offered it voluntarily.
Pets, Benefits and Children
Two categories of applicants that landlords could previously decline without justification are now legally protected.
- Tenants on benefits or with children — you cannot refuse on these grounds. Doing so is unlawful.
- Tenants with pets — a blanket no-pets policy is no longer sufficient. A tenant can formally request to keep a pet, and you can only say no if you have a specific, valid reason.
- All prospective tenants must be assessed on individual merit and affordability. Indirect discrimination is also prohibited.
Rent Increases Are Now Controlled
You can only increase rent once per year. To do so lawfully, you must complete Form 4A and give your tenant at least two months’ notice. This is the Section 13 process. There is no shortcut.
- Increases must reflect open market rates
- Tenants can challenge any increase at the First-tier Tribunal
- The Tribunal can only lower the proposed rent — never raise it above your original request
Section 21 Is Abolished
You cannot evict a tenant without a reason. No-fault evictions no longer exist in England.
How To Recover Your Property Now
To regain possession, you must serve a Section 8 notice citing one or more valid legal grounds. In most cases, you must give four months’ notice. If the tenant does not leave, you must apply to court. There is no other route.
Selling or moving back in?
You cannot evict a tenant within the first 12 months of the tenancy — even if you need to sell the property or return to it yourself. The tenancy protects the tenant first. A legal process must be followed.
Rent Arrears and Antisocial Behaviour
Rent Arrears
If a tenant owes rent and refuses to leave, possession is only mandatory at court if the arrears reach three months or more. Below that threshold, a judge may decide the tenancy continues.
Antisocial Behaviour
This is the exception where timelines are shorter. If the grounds are antisocial behaviour, you can apply to court immediately — without waiting through the standard notice period.
The Penalties Have Doubled
Local councils now have stronger investigatory powers. The consequences of non-compliance are severe and have increased significantly under the Act.
- Rent Repayment OrdersTenants can apply to the First-tier Tribunal. If found guilty, you may be ordered to repay up to two years of rent — double the previous maximum of one year.
- Universal CreditLocal councils can also apply for repayment orders for rent paid through Universal Credit.
- PRS Database (Phase 2)A mandatory Private Rented Sector registration database is rolling out region by region. Non-compliance fines reach up to £40,000.
Implementation Timeline
Landlord Checklist: What To Do Now
- Provide the Renters’ Rights Act Information Sheet to all existing tenants by 31 May 2026
- Review all property listings — publish a fixed asking price and remove any language inviting higher offers
- Remove blanket no-pets clauses from your standard terms
- Stop refusing applicants on the grounds of housing benefits or having children
- Replace any Section 21 notices with Section 8 notices where eviction is required
- Use Form 4A and give two months’ notice before any rent increase
- Register on the PRS Database when it goes live in your area
- Get independent legal advice if you are unsure about any specific situation
Frequently Asked Questions
Can I still evict a tenant under the Renters’ Rights Act?
Yes — but only using a Section 8 notice with a valid legal ground for possession. Section 21 no-fault evictions no longer exist. In most cases you must give four months’ notice, and if the tenant doesn’t leave, you must apply to court.
Do I need to rewrite my existing tenancy agreement?
No. Existing written agreements do not need to be rewritten. However, you must provide your tenant with the Renters’ Rights Act Information Sheet by 31 May 2026.
How much notice must I give to raise rent?
At least two months, using Form 4A via the Section 13 process. You can only raise rent once per year. Tenants can challenge any increase they believe exceeds open market rate at the First-tier Tribunal.
Can I refuse a tenant with a pet?
A blanket no-pets policy is no longer valid. A tenant can formally request to keep a pet. You must respond within 42 days and can only refuse with a specific, valid reason. You may require the tenant to obtain pet damage insurance as a condition of approval.
What happens if I am not RRA-compliant?
Your tenant can apply to the First-tier Tribunal for a Rent Repayment Order of up to two years’ rent. Local councils also have increased investigatory powers and can pursue repayment orders themselves. PRS Database non-compliance carries fines up to £40,000.
Further reading on how to serve a Section 8 notice correctly, our complete landlord legal checklist for England, and how to complete Form 4A for a rent increase.
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