The Renters’ Rights Act represents the most significant reform of the private rented sector in decades. Designed to provide greater security for tenants while increasing accountability for landlords, the Act introduces wide-ranging changes that will affect how tenancies are created, managed and brought to an end.
With key provisions coming into force from 1 May 2026, both landlords and tenants should begin preparing now.
Below, we break down the most important changes and what they mean in practice.
The End of “No Fault” Evictions
Perhaps the most widely discussed reform is the abolition of Section 21 notices. From 1 May 2026, landlords will no longer be able to evict tenants without providing a reason.
This marks the end of the so-called “no fault” eviction. Going forward, landlords will need to rely on specific statutory grounds under Section 8 if they wish to recover possession of their property.
All Tenancies to Become Periodic
Fixed-term assured shorthold tenancies will be replaced with assured periodic tenancies. In effect, tenancies will roll on from month to month, rather than ending automatically at the conclusion of a fixed term.
This gives tenants greater flexibility and removes the uncertainty often associated with fixed-term renewals.
Reform of Section 8 Grounds for Possession
With Section 21 abolished, Section 8 grounds become central to possession proceedings. Several important changes are being introduced.
Mandatory Grounds
- Ground 1 – Landlord or Family Occupation
Landlords can recover possession if they or a close family member intend to live in the property. However, this ground cannot be used within the first 12 months of a new tenancy and requires four months’ notice. - Ground 1A – Sale of the Property
If a landlord intends to sell, they may rely on this ground. Again, it cannot be used within the first 12 months of the tenancy, and four months’ notice must be given. In addition, landlords will not be able to re-let the property for 12 months after relying on this ground. - Ground 7A – Anti-Social Behaviour
In cases of serious anti-social behaviour, landlords can begin proceedings immediately. - Serious Rent Arrears (Mandatory Ground)
The threshold for mandatory possession increases to three months’ arrears. The notice period will rise from two weeks to four weeks.
Discretionary Grounds
- Ground 9 – Suitable Alternative Accommodation (two months’ notice)
- Grounds 10 and 11 – Rent Arrears or Persistent Arrears (four weeks’ notice)
- Ground 12 – Breach of Tenancy (two weeks’ notice)
- Ground 13 – Deterioration of the Property (two weeks’ notice)
- Ground 17 – False Statements by the Tenant (two weeks’ notice)
Importantly, landlords will not be able to obtain possession if the tenancy deposit has not been properly protected or if they are not registered on the new Private Rented Sector Database.
Rent Increases Restricted
Rent increases will be limited to once per year.
Landlords must:
- Serve a formal Section 13 notice
- Provide at least two months’ notice
- Ensure the increase reflects market value
- Clearly explain in the tenancy agreement how rent increases will operate (for example, referencing RPI)
Tenants will have the right to challenge increases through the First-tier Tribunal (FTT).
Stronger Anti-Discrimination Protections
It will become unlawful for landlords to refuse tenants simply because they:
- Have children; or
- Receive benefits.
These measures are intended to reduce discrimination in the private rented sector and widen access to housing.
Pets in Rental Properties
Tenants will have greater rights to request permission to keep pets. Landlords will not be permitted to unreasonably refuse such requests, shifting the balance towards pet-friendly renting.
The Decent Homes Standard
A new property standard will be introduced, requiring rented homes to meet a minimum health and safety threshold under an updated “Decent Homes Standard”.
This will place clearer obligations on landlords to ensure properties are safe, well-maintained and fit for habitation.
A New Ombudsman and National Database
Later in 2026, two major regulatory mechanisms will be introduced:
- A Private Rented Sector Ombudsman Scheme
All landlords will be required to join. The estimated cost is between £12 and £22 per year. - A National Digital Private Rented Sector Database
Landlords must register their properties.
Failure to comply may result in penalties and may prevent landlords from recovering possession of their properties.
Increased Civil Penalties
The maximum civil penalty for serious or persistent non-compliance will increase from £30,000 to £40,000.
Local authorities will also have expanded powers to impose fines directly, rather than relying solely on court proceedings.
Expanded Rent Repayment Orders
Rent Repayment Orders (RROs) are also being strengthened:
- The maximum award will double from 12 months’ rent to 24 months’ rent.
- Tenants will have two years (instead of one) to bring a claim.
- RROs will apply to additional breaches, including:
- Misuse of a possession ground
- Failure to comply with database or ombudsman requirements
- Breach of the new Decent Homes Standard
These applications are tenant-led, making them an increasingly significant enforcement tool.
When Do the Changes Take Effect?
- 1 May 2026 – Abolition of Section 21, conversion to periodic tenancies, rent increase restrictions, pet provisions and anti-discrimination rules.
- Later in 2026 – Introduction of the Ombudsman scheme and the Private Rented Sector Database.
Preparing for Reform
The Renters’ Rights Act signals a clear shift towards greater tenant security and stronger regulatory oversight of landlords. While many responsible landlords will already meet most of the new requirements, the changes to possession procedures, rent increases and compliance obligations are substantial.
Early preparation will be essential to avoid financial penalties and ensure continued compliance once the legislation comes into force.
If you would like advice on how the Renters’ Rights Act will affect your tenancy agreements, possession strategies or compliance obligations, it is advisable to seek specialist legal guidance well in advance of May 2026.
