The Renters’ Rights Act, which came into force on 1 May 2026, is the most significant change to private renting in England in nearly 40 years.
If you are a private landlord, this is not legislation you can afford to skim. It affects every tenancy you hold, right now. This guide covers exactly what has changed, what you need to do immediately, and what is coming down the line that you should be preparing for today.
What Is the Renters’ Rights Act 2026?
The Renters’ Rights Act 2025 is landmark legislation designed to rebalance the relationship between landlords and tenants in England, giving renters greater security, stability and protection from substandard housing.
It received Royal Assent on 28 October 2025. It is being rolled out in phases, and its first phase came into force on 1 May 2026. Phases 2 and 3 will follow over the coming years.
The Act affects an estimated 11 million renters and around two million landlords across England, making it the most significant overhaul of private tenancy law since the Housing Act 1988.
The 6 Key Changes Under the Renters’ Right Act That Landlords Must Know
1. Section 21 ‘No Fault’ Evictions Are Abolished
This is the headline change from the Renters’ Rights Act. From 1 May 2026, landlords can no longer issue Section 21 notices to evict tenants without a reason. If you want to end a tenancy, you must now use a Section 8 notice and cite one of the legally defined grounds for possession, such as serious rent arrears, anti-social behaviour, or an intention to sell or move into the property.
Important: If you served a valid Section 21 notice before 1 May 2026, court action must begin by 31 July 2026 for it to remain valid.
Notice periods for most possession grounds are now four months. Tenants who have lived in a property for less than 12 months have additional protections. And if you serve notice on the grounds of selling, you cannot re-let the property for 12 months afterwards.
2. All Tenancies Are Now Periodic
Fixed-term tenancies – or assured shorthold tenancies (ASTs) – have been abolished. From 1 May 2026, all existing ASTs automatically converted into assured periodic tenancies, and all new tenancies must be periodic from the outset.
Periodic tenancies roll on month to month (or week to week, depending on how rent is paid) with no fixed end date. Tenants can give two months’ notice to leave at any time from day one of the tenancy.
This removes the predictability of a fixed guaranteed income window, but it also removes the administrative burden of renewals. The trade-off is clear: void risk increases if tenants can leave more easily, particularly if there are issues with a property such as unresolved damp or mould.
3. Rent Increases Are Restricted
Landlords can now only increase rent once per year, using the statutory Section 13 notice process. At least two months’ written notice is required, and increases are capped at market rent.
Tenants can challenge any proposed increase they believe exceeds market levels at the First-tier Tribunal. Importantly, any challenge cannot result in a higher rent than the landlord originally asked for, nor will any increase be backdated.
The days of contractual rent review clauses tied to CPI or RPI are over. Any such clauses in existing tenancy agreements are now null and void.
4. One Month’s Rent in Advance Maximum
Requesting multiple months’ rent upfront is now unlawful. Landlords can only require a maximum of one month’s rent in advance, and cannot accept a larger voluntary sum from a tenant even if offered.
Rental bidding is also banned. Landlords and agents must advertise a clear asking rent and cannot accept offers above it. Civil penalties of up to £7,000 apply for initial breaches, rising to £40,000 for repeat offences.
5. Tenants Have a Right to Request Pets
Tenants can formally request to keep a pet in their rented property. Landlords must respond in writing within 28 days. Refusals must be reasonable and can be contested by the tenant.
Landlords can require appropriate pet insurance and can require the property to be returned to its original condition at the end of the tenancy. Blanket ‘no pets’ policies in tenancy agreements are no longer enforceable.
6. You Must Provide the Government Information Sheet by 31 May 2026
For existing tenancies signed before 1 May 2026, landlords must provide every named tenant with the official government-produced Renters’ Rights Act 2025 Information Sheet by 31 May 2026.
This must be the actual PDF downloaded from GOV.UK, sent either as an email attachment or as a printed copy. Sending a link to the document is not valid. Failure to comply can result in a penalty of up to £7,000.
For new tenancies signed on or after 1 May 2026, the key terms must be provided in writing before the tenancy begins instead.
What You Need to Do Right Now: Phase 1 of Renters’ Rights Act
Before 31 May 2026: Send the Information Sheet to every qualifying existing tenant. Keep a record of when and how you sent it.
Update your tenancy templates: Remove any fixed-term clauses and contractual rent review clauses. These are now void and should not appear in new agreements.
Review your possession strategy: Section 21 is gone. Make sure you understand the Section 8 grounds and what evidence you would need to rely on them.
Act on outstanding maintenance: With tenants free to leave on two months’ notice, unresolved property issues are now a direct financial risk. Damp, mould, and disrepair complaints that drag on give tenants a reason to walk.
If you have a Section 21 in progress: Court proceedings must be issued by 31 July 2026. Take legal advice without delay.
What’s Coming: How to Prepare for Phase 2 & 3 of the Renters’ Rights Act
Phase 1 is just the beginning. Here is what is planned under Phases 2 and 3, and why it pays to get ahead of it.
Private Rented Sector Landlord Database (late 2026 onwards)
A national register of landlords and properties, rolling out regionally from late 2026. Registration will be mandatory. Tenants and councils will be able to use it to verify properties and ownership.
PRS Landlord Ombudsman (expected 2028)
A new ombudsman providing free, binding dispute resolution for tenants, covering complaints about landlord conduct, property standards, and how maintenance issues have been handled. Every landlord will be required to join. How you have handled damp and mould complaints will be on the table.
Awaab’s Law extended to private landlords (date unconfirmed)
Currently applying to social housing only, Awaab’s Law requires landlords to investigate and resolve damp, mould, and other hazards within strict legal timeframes. The government has confirmed it intends to extend this to private landlords and is currently consulting on the detail.
When it arrives, landlords who already have professional survey reports, documented complaint responses, and environmental monitoring data will be in a far stronger position than those starting from scratch.
Decent Homes Standard for private landlords (2035)
A reformed Decent Homes Standard will apply to all privately rented homes in England by 2035. Properties must be free from serious hazards, in a reasonable state of repair, and meet minimum energy efficiency requirements. Damp and mould features explicitly as a standalone criterion under the new standard.
EPC minimum C rating (2030)
All privately rented homes will need to meet a minimum EPC C rating by 2030.
The direction of travel is clear. Landlords who treat property condition as a priority today will avoid rushed, costly remediation under pressure and be better placed to retain tenants in a market where tenants can leave at any time.
How PM+ Can Help
At PM+, we work with private landlords and housing providers across the UK to manage damp, mould and property condition proactively.
With a range of services spannin Damp & Mould Surveys, 4D Environmental Monitoring, EPC Certificates & Project Management, PM+ is your one-stop shop for staying compliant under the Renter’s Rights Act.
Download Your FREE Guide to managing Damp & Mould under the Renter’s Rights Act, or contact PM+ for a FREE Quote Today.
