Renters' Rights Bill 2026: What landlords need to know

The Renters’ Rights Act 2025 introduces sweeping changes to the private rental sector, aiming to improve tenants’ security, rights and living standards. As a landlord, it’s crucial to understand how these reforms will impact you and your properties.

The Act received Royal Assent on 27 October 2025, and the first major reforms came into force on 1 May 2026.

A lot of renters still have questions though - so here’s a breakdown of the key changes and what they mean for you.

1. Section 21 evictions: A major shift

The biggest headline from the Renters’ Rights Act is the abolition of Section 21 ‘no-fault’ evictions. This change is designed to provide more stability for tenants, but it also shifts how landlords can manage their properties.

• Ending Section 21 evictions: Landlords can no longer evict tenants without using a valid legal ground. This means you’ll need to rely on the reformed Section 8 possession grounds if you need to regain possession.
• Impact on your flexibility: You can still regain possession in certain circumstances, such as if you intend to sell the property or move in yourself. However, you’ll need to follow the updated rules and allow for the required notice periods, giving tenants more time to make alternative arrangements.

2. Simplified tenancy: What this means for you

Under the new rules, assured shorthold tenancies are being replaced by a simpler system of periodic tenancies. This gives tenants more flexibility while changing how landlords manage rental income, tenancy length and possession.

• Periodic tenancies: Tenants are no longer tied into fixed-term contracts in the same way. They can leave by giving the correct notice, while landlords will need to use specific legal grounds to end a tenancy.
• Rent increases: You can still raise rent, but generally only once per year using the correct process. Rent increases must reflect market rates, and tenants can challenge them at an independent tribunal if they believe they are unfair.

3. Increased tenant protections: How they affect your rights

The Renters’ Rights Act includes additional protections designed to prevent “backdoor evictions” and unfair rent increases.

• Protection against evictions: If you need to sell the property or move in, tenants will have stronger protections and clearer notice periods. This may mean adjusting your timelines when planning sales, refurbishments or changes in personal circumstances.
• Rental bidding ban: Landlords and agents can no longer ask for, encourage or accept offers above the advertised rent. This means your advertised rent needs to be realistic from the outset, particularly in high-demand areas.

4. Ombudsman and dispute resolution: A new layer of accountability

One of the key reforms is the introduction of a Private Rented Sector Landlord Ombudsman, designed to give tenants a quicker and fairer way to resolve complaints.

• Landlord Ombudsman: Landlords will need to comply with this new system once it is implemented. The Ombudsman will provide independent, binding resolution for tenant complaints, covering issues such as repairs, poor service and landlord conduct. This is expected to form part of a later implementation phase, rather than the first wave of changes from 1 May 2026.

5. Renter rights to pets: Prepare for new requests

Another major change is that tenants now have a stronger right to request a pet, and landlords cannot unreasonably refuse.

• Pets in rentals: This means you may need to review your policy on pets and consider each request fairly. You can still refuse where there is a reasonable reason, and you may be able to require appropriate insurance to cover potential pet-related damage. However, landlords can no longer apply a blanket ban without proper consideration.

6. Improved living standards: Keeping rentals up to code

The Act also focuses on raising standards in the private rented sector, although some of these measures will come into force later than the tenancy reforms.

• Decent Homes Standard: The Act will extend a Decent Homes Standard to the private rented sector, requiring landlords to ensure homes are safe, secure and free from serious hazards. However, the full implementation of this measure is expected to happen in a later phase.
• Awaab’s Law: Awaab’s Law will also be extended to the private rented sector, requiring landlords to address serious hazards such as damp, mould and other health risks within set timeframes. Again, this is expected to be phased in after the initial tenancy reforms.

7. Anti-discrimination measures: New rules for tenant selection

It is now unlawful for landlords and agents to apply blanket bans against tenants with children or those receiving benefits.

• Inclusive tenancy: If you currently filter out tenants based on family status or income source, you’ll need to change these practices. The Act enforces fairer treatment and non-discrimination, ensuring applicants are assessed on their individual circumstances rather than being automatically excluded.

8. New database and compliance requirements

The Act also introduces a new Private Rented Sector Database, designed to help landlords, tenants and local authorities understand rights, obligations and compliance.

• Database compliance: Once the database is introduced, landlords will need to register themselves and their properties, keeping information up to date. This will improve transparency and may become an important part of demonstrating compliance, particularly when seeking possession of a property. This measure is expected to follow in a later phase after the initial tenancy reforms.

9. Prepare for changes now

The rollout of the new tenancy system began with the first major phase on 1 May 2026, bringing in changes such as the end of Section 21, the move to periodic tenancies, new rent increase rules, the rental bidding ban, stronger protections against discrimination and updated rules around pets.

Other measures, including the Ombudsman, PRS Database, Decent Homes Standard and Awaab’s Law in the private rented sector, are expected to follow in later phases. Landlords should not assume every part of the Act applies in full immediately, but they should prepare now for the wider compliance landscape.

What you should do next

• Review your tenancy agreements: With the transition to periodic tenancies, you’ll need to ensure your contracts align with the new system.
• Assess your rental review practices: Make sure rent increases are in line with market rates and follow the correct notice process to reduce the risk of disputes or tribunal appeals.
• Plan for property sales: If you’re considering selling, factor in the updated possession rules and notice periods.
• Review your tenant selection process: Avoid blanket exclusions relating to children, benefits or pets, and make sure every application is considered fairly.
• Prepare for future compliance: Keep an eye on the rollout of the Ombudsman, PRS Database, Decent Homes Standard and Awaab’s Law so you can adapt before these requirements become mandatory.

Sources

1. “Guide to the Renters’ Rights Act” — GOV.UK
2. “Guide to the Renters’ Rights Act” — GOV.UK

3. “Renters Rights Act: private tenants” — Shelter England 4. “Renters' Rights Act” — The Law Society 5. “Renters' Rights Act” — Propertymark 6. “Explainer: everything you need to know about the new Renters’ Rights Act” — MHCLG Media Blog