The Renters' Rights Act represents the most significant shift in the private rental sector in a generation and marks an important step towards greater professionalism, transparency and consistency. These reforms provide clarity and protection for both landlords and tenants while encouraging improved standards. Key updates are outlined below with guidance on how the firm can support you.
Abolition of Section 21 notices
Implementation: 1 May 2026. Section 21 notices for no-fault evictions have been abolished. Landlords must now use specified grounds under Section 8 of the Housing Act. There are 25 mandatory grounds (where judges must award possession) and 11 discretionary grounds. Mandatory reasons include property sales, serious rent arrears, or landlord/family members moving back in. Discretionary grounds cover antisocial behaviour, lesser arrears, and property damage.
End of fixed-term tenancies
Implementation: 1 May 2026.Fixed-term tenancies will no longer exist. Tenants can give at least two months' notice to end a tenancy at any time after moving in, with the end date aligning with the rent period. Landlords cannot sell or move back in for 12 months from tenancy start, though notice can be served earlier if given after the 12-month period. Landlords can give notice at any point if tenants are at fault through antisocial behaviour, property damage, or significant arrears.
Rent arrears
Implementation: 1 May 2026. The possession process for rent arrears remains unchanged, but the threshold triggering possession is now three months of arrears rather than previous levels.
Allowing pets
Implementation: 1 May 2026. Landlords can no longer unreasonably refuse requests for tenants to have pets. They must respond within 28 days and demonstrate that refusal is reasonable or unfeasible due to lease restrictions. Service animals must be permitted.
Ban on benefit discrimination
Implementation: 1 May 2026. The Act prohibits blanket bans on renting to families with children or benefit claimants. Prospective tenants must still meet standard referencing criteria.
Membership of the ombudsman scheme
Implementation: October 2026. Landlords must join a new Private Rented Sector Ombudsman Service for transparency and accountability.
Bidding wars
Implementation: 1 May 2026. Bidding wars are banned and rent in advance payments are limited to one month.
Rent in advance
Implementation: 1 May 2026. Tenants cannot make advance rent payments or shortfall payments. Existing arrangements paying quarterly, six-monthly, or annually can continue for current tenancies only. New tenancies cannot require advance payments. Tenants unable to prove monthly affordability may use private guarantors.
In short: one month's rent up front is permitted at start; advance payments cannot be required during the tenancy.
Awaab's Law
Implementation: 2035. Private landlords must address reported hazards like mould within stricter timeframes: 14 days to investigate and 7 days to fix any issues, with 24-hour emergency repair requirements.
Rent review
Implementation: 1 May 2026. All rent-review clauses become invalid. Landlords must use the Section 13 process for increases. Rent can rise only once every 12 months with two months' notice. Increases must match true market rent and tenants can challenge rises at tribunal.
Frequently asked questions
How are Assured Shorthold Tenancies being replaced?
The legislation affects all Assured Shorthold Tenancies (ASTs), including new and existing tenancies, but excludes company lets and rents exceeding £100,000 annually. Landlords and tenants will no longer agree fixed periods. Instead, tenancies run month-to-month until tenants serve notice or landlords meet possession grounds. These become Assured Periodic Tenancies.
What security will a tenant have?
During the first 12 months of new tenancies, landlords cannot move back in or sell unless selling to another landlord maintaining the tenancy. Tenants have a 12-month protected period, though they can serve notice to leave. Tenants will be required to give two months' notice to leave, aligned with rent payment dates.
Will the legislation come into force for new and existing tenancies at the same time?
Implementation occurs simultaneously with no phasing. Pre-agreed ‘option to renew’ or ‘break clause’ provisions within existing agreements cease upon implementation. New tenancies cannot include such clauses, as Assured Shorthold Tenancies become month-to-month Assured Periodic Tenancies.
What happens if landlords or their agents breach the new legislation?
Non-compliance incurs fines with strengthened local authority enforcement powers. Fines can be up to £7,000 for minor or initial non-compliance and up to £40,000 for repeat offences.
Further reading
Full Government guidelines are available at gov.uk — Guide to the Renters' Rights Act.