The Renters' Rights Act — A Practical Guide for Landlords
The Renters' Rights Act introduces the most significant reforms to residential letting in England for a generation. From 1 May 2026, almost all private residential tenancies are affected.
This guide explains what has changed, what landlords must do, where mistakes are commonly made, and how to protect your position.
Key Changes
What Changed From 1 May 2026
These changes apply across England to both new and existing private tenancies.
Section 21 Abolished
No-fault evictions ended on 1 May 2026. Landlords must rely on specific legal grounds to regain possession.
All Tenancies Now Periodic
Fixed-term assured shorthold tenancies have been replaced by rolling periodic tenancies.
Rent Increases Limited
Rent can only be increased once per year via the statutory process. Tenants can challenge increases.
Bidding Wars Banned
Landlords and agents must not invite, encourage or accept offers above the advertised rent.
Rent in Advance Restricted
Landlords cannot require more than one month's rent upfront.
Discrimination Rules
Blanket bans on benefit recipients or families with children are unlawful.
Pet Requests
Tenants can request permission to keep a pet. Landlords must consider requests fairly.
PRS Database & Ombudsman
A Private Rented Sector Database and Landlord Ombudsman are being introduced in later phases.
What This Means in Practice for Landlords
The new regime places far greater emphasis on correct process, documentation and evidence. Without Section 21 as a fallback, technical mistakes can now delay or defeat possession entirely.
Poor documentation can prevent possession. Incorrect notices may now attract penalties. Timing and evidence matter more than ever.
This is not a regime that rewards 'DIY landlording'.
Ensure tenancy documentation is compliant from day one
Serve the government information sheet to existing tenants
Update new-tenancy onboarding for the written information duty
Review rent increase processes — informal increases no longer work
Understand the Section 8 grounds available to you
Seek legal advice early when problems arise
Detailed Guides
Explore the Renters' Rights Act in Detail
Section 21 Abolished — What Now?
Section 21 was abolished on 1 May 2026. Understand what this means and what options remain.
Section 8 Grounds Explained
Possession is still possible — but only via specific legal grounds. We explain each one.
Rent Increases Under the Renters' Rights Act
Rent can only be increased once per year using the statutory process. Informal increases no longer work.
Periodic Tenancies Explained
Fixed-term tenancies have been replaced by rolling periodic tenancies from 1 May 2026.
Landlord Compliance Checklist
A practical checklist of what landlords must do under the new regime.
Renters' Rights Act FAQs
30 questions answered — from key dates to practical compliance steps.
Speak to a Landlord Solicitor
Get clear, practical advice on how the Renters' Rights Act affects your properties and what you need to do.
Prefer to call? 01244 757352
The Renters' Rights Act: What Landlords Need to Know
The Renters' Rights Act 2024 received Royal Assent and came into force on 1 May 2026, fundamentally changing the landscape of private residential letting in England. The Act abolishes assured shorthold tenancies (ASTs) and replaces them with a single system of periodic tenancies — meaning all tenancies are now rolling month-to-month arrangements with no fixed end date.
The most significant change for landlords is the abolition of Section 21 "no-fault" evictions. From 1 May 2026, landlords can no longer serve a Section 21 notice to recover possession without providing a reason. Instead, landlords must rely on one of the specific grounds set out in Schedule 2 of the Housing Act 1988 (as amended), served via a Section 8 notice. The grounds have been expanded and strengthened, but the process is more formal and requires court proceedings if the tenant does not vacate voluntarily.
Rent increases are also now subject to statutory controls. Landlords can only increase rent once per year, and must do so using the prescribed Section 13 notice procedure. Tenants have the right to challenge any increase they consider above market rate by referring it to a First-tier Tribunal. Informal rent increases agreed outside this process are no longer legally effective.
The Act also introduces new protections for tenants in relation to pets, discrimination, and rent in advance. Landlords must consider pet requests fairly and cannot unreasonably refuse. Blanket bans on benefit recipients or families with children are unlawful. Landlords cannot require more than one month's rent in advance.
For landlords in Chester, Cheshire and North Wales, PDA Law provides specialist advice on compliance with the Renters' Rights Act — including tenancy documentation, Section 8 notices, possession proceedings, and the new written information duties. Call us on 01244 757352 for a free initial discussion.