Renters' Rights Act: What UK Landlords Need to Know

The Renters' Rights Act 2025 is the biggest change to the private rented sector in England for over thirty years. The main tenancy changes took effect on 1 May 2026, for new and existing tenancies. This guide sets out what changed, what is still to come, and the practical steps for landlords. It covers England only.

What changed on 1 May 2026

Section 21 abolished

Landlords can no longer end a private tenancy without a reason. To get possession you must use one of the Section 8 grounds, served on Form 3A. Key grounds include:

• Ground 1 (mandatory): you or a close family member intend to live in the property. 4 months' notice.
• Ground 1A (mandatory): you intend to sell. 4 months' notice. You cannot re-let for 12 months after regaining possession.
• For Grounds 1 and 1A, the notice cannot end within the first 12 months of the tenancy.
• Ground 8 (mandatory): at least 3 months' rent arrears (13 weeks if rent is paid weekly or fortnightly) both when notice is served and at the hearing. 4 weeks' notice.
• Grounds 10 and 11 (discretionary): some rent unpaid, or persistent late payment. The court decides whether possession is reasonable.
• Ground 14 (discretionary): antisocial behaviour. You can apply to court as soon as notice is served.

There is no separate "repeated arrears" ground in the final Act. See the grounds for possession guidance.

Assured periodic tenancies

Fixed-term assured shorthold tenancies no longer exist in the private rented sector. Existing ASTs became assured periodic tenancies, and new tenancies cannot have an end date.

• Tenants can end the tenancy with 2 months' notice.
• Landlords can only end it using a Section 8 ground.
• For new tenancies you must give a written statement of terms before the tenancy is agreed. For existing tenancies with a written agreement, you had to give tenants the government Information Sheet by 31 May 2026. The civil penalty for either is up to £7,000.

Rent increases

You can increase the rent only once a year, using the Section 13 process with Form 4A and at least 2 months' notice. Tenants can challenge an increase above the open-market rent at the First-tier Tribunal.

Pets

Tenants can ask in writing to keep a pet. You must reply within 28 days and cannot refuse unreasonably. The Act does not let you require pet insurance, and any deposit stays within the usual cap of 5 weeks' rent (6 weeks if annual rent is £50,000 or more).

Bidding, rent in advance and discrimination

• You cannot encourage or accept offers above the advertised rent.
• You cannot ask for or accept rent before the tenancy agreement is signed. Between signing and the start date you can take no more than 1 month's rent.
• You cannot discriminate against people who receive benefits or have children.

Stronger enforcement

From 1 May 2026, councils can impose civil penalties of up to £40,000 (previously £30,000) for many housing offences, including licensing offences, and rent repayment orders can cover up to 2 years' rent.

What is still to come

• PRS Database: launches on 15 December 2026, starting in the West Midlands and rolling out region by region. All landlords must be registered by 14 November 2027. Failing to register can mean a civil penalty of up to £7,000, rising to £40,000 or prosecution for repeated or serious breaches. There will be an annual fee.
• PRS Landlord Ombudsman: the government expects this to start in 2028. Membership will be mandatory.
• Decent Homes Standard: will apply to private rented homes from 2035.
• Awaab's Law: the government will extend it to the private rented sector; timing is subject to consultation.

The practical impact

• Possession is evidence-driven. Keep clear rent records, correspondence and dated evidence from the start of every tenancy.
• Selling needs planning. Ground 1A needs 4 months' notice, cannot end in the first 12 months, and stops you re-letting for 12 months.
• Tenant retention matters more. With Section 21 gone, tenancies end when tenants leave or a ground succeeds.
• Rent reviews are formal. Use comparable evidence for any Section 13 increase.

What to do now

• Check every tenancy has either a written statement of terms (new tenancies) or proof that you gave the Information Sheet (existing written tenancies).
• Update your tenancy agreement for assured periodic tenancies.
• Learn the Section 8 grounds and use Form 3A.
• Review your approach to pet requests.
• Keep property, certificate and deposit records ready for the PRS Database.
• Build cash reserves for longer possession timelines.

How Tendmere helps

Tendmere keeps compliance dates, property records and supporting documents in one place. The Section 8 workflow prepares draft Form 3A material and evidence packs; the Section 13 workflow prepares a draft Form 4A rent-review notice. These are operational aids, not legal advice or a substitute for checking the current prescribed form and case-specific requirements.

Related guides

• UK landlord compliance checklist (pillar)
• How to handle rent arrears
• Section 8 grounds explained
• Setting the right rent