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The Renters’ Rights Act introduces wide-ranging reforms designed to modernise the private rented sector across England.
Its aim is to provide greater security for tenants while creating a clearer, more transparent framework for landlords.
Whether you own one investment property or a larger portfolio, understanding your obligations is essential.
Most tenancies now operate as rolling periodic agreements, giving tenants greater flexibility while changing how notice works.
Landlords can no longer rely on Section 21. Possession must now be sought using one of the statutory grounds available under the Act.
Rent increases generally follow a prescribed statutory process and can normally only take place once every 12 months.
The new Ombudsman and Private Rented Sector Database increase accountability and introduce additional compliance requirements.
The legislation is now in force, although some elements continue to be introduced in phases. Landlords should ensure they understand how the new rules affect their existing properties and future tenancy decisions.
Our resources include:
If you’re unsure how the changes affect your property or investment plans, our experienced team would be happy to help.
Housing legislation continues to evolve and further guidance is still being released.
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We totally get that the upcoming Renters’ Rights Act is a huge challenge for landlords. Here we’ll try to help as best we can by looking at some concerns you might have. And offer some thoughts on how to deal with any challenges.
When did the Renters’ Rights Act come into force?
The Renters’ Rights Act came into force on 1 May 2026. It introduced a new framework for most assured tenancies in England, replacing the previous Assured Shorthold Tenancy system.
Some supporting measures, such as the Private Rented Sector Database and Ombudsman, are being introduced in stages alongside further government guidance.
Can landlords still end a tenancy?
Yes.
However, landlords can no longer use Section 21 “no fault” notices.
Instead, possession must be sought using one of the statutory grounds available under the Renters’ Rights Act, such as:
Landlords should ensure they satisfy the legal requirements before serving notice.
How often can landlords increase the rent?
Under the new system, rent can generally only be increased once every 12 months using the prescribed statutory process.
Landlords should ensure any proposed increase reflects current market conditions and complies with the legislation.
Where appropriate, tenants may challenge excessive increases through the First-tier Tribunal.
Can landlords still reference prospective tenants?
Yes.
The Renters’ Rights Act does not prevent landlords from carrying out suitable referencing before granting a tenancy.
Many landlords continue to request:
Choosing suitable tenants remains one of the most effective ways to protect your investment.
What happens if a tenant stops paying rent?
Landlords can still seek possession where statutory grounds apply, including serious rent arrears.
The exact process depends on the circumstances, and landlords should continue to keep accurate records of payments, communication and any tenancy breaches.
Early communication is often the best first step before formal legal action becomes necessary.
Do I need to change my existing tenancy agreement?
Many existing assured shorthold tenancies have transitioned into the new periodic tenancy framework.
Landlords should review their tenancy documentation, procedures and compliance obligations to ensure they reflect the current legislation.
Professional advice may be beneficial if you’re unsure how the changes affect your particular circumstances.
What should landlords do now?
Landlords should:
Taking a proactive approach now can help avoid compliance issues later.
We’re committed to keeping this resource updated as further guidance becomes available. If you have questions about how the Renters’ Rights Act affects your property, our team is here to help.