The Renters’ Rights Act: what landlords need to know
The biggest shake-up of private renting in a generation is now in force. Here is a clear, plain-English summary of what has changed, what is still to come and what you need to do.
Applies to private rented homes in England.
Where are we now?
The Act received Royal Assent on 27 October 2025 and the main tenancy changes took effect on 1 May 2026. On that date, every existing assured shorthold tenancy automatically became an assured periodic tenancy, so you do not need to issue new agreements.
Some parts of the Act are still to come, including the new landlord database, a landlord ombudsman and the Decent Homes Standard for private rentals. We will keep this page updated as dates are confirmed.
The main changes for landlords
No more section 21
All tenancies are now periodic with no fixed term. To regain possession you must use section 8 (Form 3A) and a valid ground.
Selling or moving back in
You can use these grounds with 4 months’ notice, but not in the first 12 months of a tenancy, and you cannot re-let for 12 months afterwards.
Rent arrears
The mandatory arrears ground now needs 3 months’ arrears and 4 weeks’ notice.
Rent increases
Once a year only, using a section 13 notice (Form 4A) with at least 2 months’ notice. Tenants can challenge increases at tribunal.
Rent in advance and bidding
You cannot take more than one month’s rent in advance, and only after the tenancy is signed. Rental bidding is banned.
Pets
Tenants can request a pet. You must reply within 28 days and can only refuse for a reasonable reason.
No blanket bans
It is now unlawful to refuse tenants because they have children or receive benefits.
Tougher penalties
Fines of up to £7,000, rising to £40,000 for serious or repeat breaches, and rent repayment orders of up to 24 months’ rent.
Landlord database
Landlords will need to register themselves and their properties, with gas, electrical and EPC records, once the database opens.
What landlords should do now
- If you have not already, give every named tenant the government Information Sheet as a printed copy or PDF (a link is not enough).
- Use the new forms: Form 3A for possession and Form 4A for rent increases.
- Keep gas safety, electrical (EICR) and EPC certificates up to date and to hand, ready for database registration.
- Plan rent reviews carefully: you can only increase the rent once a year.
- Have a process to answer pet requests within 28 days, with written reasons.
- Check your adverts and referencing criteria do not exclude families or tenants on benefits.
- Look at your EPC now and plan any improvements ahead of the 2030 energy standard.
- Keep clear records of repairs, inspections and communication with tenants.
This guide is general information, not legal advice, and reflects our understanding as at September 2026. For official guidance see GOV.UK’s guide to the Renters’ Rights Act and BCP Council’s information for landlords.
Let Athertons take care of it
Fully compliant
We keep up with every change, use the right notices and forms, and make sure your paperwork and certificates are in order.
Right tenant, first time
Thorough, fair referencing helps you find reliable tenants and keep them for longer.
Rent reviews done properly
We advise on market rents and handle annual increases correctly, so you are not left out of pocket.
Worried about the changes? Talk to us
Book a free, no-obligation lettings review. We will check your tenancy, your paperwork and your rent, and explain what the new rules mean for you. Thinking of switching agents? We make it easy.