Question 1

All tenancies are now periodic.

Accepted Answer

ASTs and fixed term tenancies have been scrapped. All new and existing tenancies must be periodic, on a rolling month-to-month basis. Tenants can leave at any time following two-months' notice, and landlords can only end a tenancy with a valid reason. To ensure compliance, you will need to be on top of your paperwork and communication.

Question 2

Section 21 'no-fault' evictions have been abolished.

Accepted Answer

Landlords can no longer evict tenants without specifying a reason. Every eviction will need a Section 8 notice citing a valid ground, such as repeated rent arrears, antisocial behaviour, wanting to sell the property or the landlord wanting to move into the property. You'll need to be much more careful about paperwork, evidence, and following the correct processes. Mistakes could result in long delays, hefty fines, rent repayment orders, or a ban on renting out property.

Question 3

Evictions now require longer notice periods.

Accepted Answer

Most Section 8 eviction grounds require four-months' notice. For example, if you wish to regain possession of your property to move into it yourself, you'll need to give your tenants four-months' notice, and you will be unable to use these grounds for eviction in the first 12 months of a tenancy. Some grounds where the tenant is not observing their tenancy agreement will have shorter notice periods, but forward planning is now more important than ever.

Question 4

More rules and risks around rent increases.

Accepted Answer

Landlords are now only be able to increase rent once every year, and only by serving a formal Section 13 notice to the tenant with at least two-months' warning. Any rent increase must be in line with the current market rate, and tenants have the right to challenge any increases put forth to them. You must keep good records, justify your rent increases, be aware of the current market conditions, and be prepared for tenants to push back if they feel the increase is unfair. Rent increases will not be backdated if they are taken to a tribunal, so you should consider negotiating with your tenant and coming to a mutual agreement to avoid any lengthy and costly court involvement.

Question 5

No blanket bans on children, pets, or tenants in receipt of benefits.

Accepted Answer

Landlords are no longer be able to refuse tenants simply on the grounds that they have children or receive benefits. Every tenant has the right to request a pet, and these requests must be responded to within 28 days. You must consider pets on a case-by-case basis, and you can refuse a request if for example you have severe pet allergies, that specific pet has a history of destructive behaviour, or if your tenant is trying to keep five large dogs in a one-bedroom apartment with no garden. This change simply means that pets can no longer be unreasonably refused.

Question 6

The Decent Homes Standard and Awaab's Law.

Accepted Answer

The Decent Homes Standard, that previously only applied to social housing, will apply to all private rented accommodation from 2035. Landlords will be under increased pressure to keep their properties free from dangerous hazards, damp and mould. Councils will have more power to enforce standards and issue large fines for non-compliance. Regular property inspections and prompt attention to maintenance issues will become a necessity. If you don't keep your property in an acceptable condition, you could face hefty penalties.

Question 7

New Landlord Database and Ombudsman Scheme.

Accepted Answer

In late 2026 - 2028, all landlords will be required to register themselves and each of their properties onto a new Private Rented Sector Database before they advertise. They must also join a new Ombudsman Scheme, which will handle tenant complaints and disputes. If you're not registered, you will be prohibited from renting out your properties and you could face enormous fines for breaches of this rule.

Question 8

Review your tenancy agreements.

Accepted Answer

Make sure you have removed any clauses about fixed terms, blanket discriminatory bans, and rent review clauses. Make sure your agreements are up to date and compliant. Familiarise yourself with the official Information Sheet that all landlords and their agents must provide to tenants (either by post or email) before the 31st of May 2026, or risk fines up to £7,000. The Information Sheet is only valid when downloaded from this government webpage: The Renters’ Rights Act Information Sheet 2026 - GOV.UK

Question 9

Get your properties ready.

Accepted Answer

Carry out a full inspection for hazards, damp, mould or repairs. Make sure you have all the required safety certificates for electricity, gas, EPC, etc.If you think you might need a property back in the near future, start planning ahead now. The new notice periods mean you will need to act early to gain possession.

Question 10

Keep good records.

Accepted Answer

Paperwork will be vital should you ever need to serve notice or defend your actions. Prepare to register yourself and each of your properties with the new landlord database and Ombudsman scheme as soon as they launch. Failure to do this quickly when it becomes mandatory could cause significant delays in your rental income.

Question 11

On the 25th of October 2025, the Renters' Rights Act gained Royal Assent.

Accepted Answer

In November 2025, the government rolled out guidance and information for landlords. In December 2025, local councils gained enforcement measures and investigative powers provided by the act. In April 2026, the government launched a guidance and communications campaign aimed towards tenants.

Below we have detailed an overview of the timeline for implementation, but many details are yet to come and we are yet to be informed of secondary legislation surrounding some of the measures outlined in the act.

Question 12

Phase One: 1st of May 2026.

Accepted Answer

Section 21 'no fault' evictions are abolished.
Possession grounds to be reformed.
All tenancies to become Assured Periodic Tenancies.
Rent increases to be limited to once per year (in the PRS).
Rental bidding and requesting rent in advance to be outlawed.
PRS Landlords must consider requests for pets on a case-by-case basis.
Discrimination against tenants with children or who receive benefits to be outlawed.
Local council enforcement and rent repayment orders to be strengthened.
Mandatory information sheet to be given out to all tenants by 31st May 2026.

Question 13

Phase Two: from late 2026-2028.

Accepted Answer

The PRS Database regional rollout begins 15th December 2026.Landlords have now been provided with Government guidance.Landlord Ombudsman launch date to be confirmed.

Question 14

Phase Three: timing subject to consultation (expected 2035).

Accepted Answer

Awaab's Law is extended into the PRS.Introduction of The Decent Homes Standard into the PRS.

Question 15

Pets

Accepted Answer

When is it reasonable to refuse a tenant's request for a pet? Landlords can refuse consent if the property is unsuitable for the pet (e.g. a large dog in a small apartment with no garden). It is also reasonable to refuse the request if the landlord has allergies or a phobia of animals, but these reasons will likely need supporting evidence if challenged. All requests for a pet must be considered on a case-by-case basis.Can a tenant challenge their landlord's refusal of a pet? Yes, tenants can escalate their complaint to court or Private Rented Sector Ombudsman. The landlord will need to provide valid reasons for refusing their consent, so this should all be clearly documented and shared with the tenant if they contest a refusal of consent.Can a tenant be billed for pet insurance? No.Can landlords charge 'pet rent' or higher rent to tenants with pets? No.What happens if a pet damages my property? If damage is caused to a property by a tenant's pet, landlords are able to claim from the tenancy deposit, landlord insurance, or court order claim for damages.

Question 16

Awaab's Law

Accepted Answer

What does Awaab's Law mean for landlords and their agents?Awaab's Law is part of the Social Housing Act 2023. It was introduced to improve the quality of social housing in England, and the new act will extend its provisions to the private rental sector in Phase Three: timing subject to consultation (expected 2035). Under Awaab's Law, landlords are required to investigate reported hazards, damp and mould issues within 14 days of being notified. Within that 14 day period, landlords must also provide tenants with a written report detailing the reported issue, their proposed actions, and a clear timeline for this. If a reported hazard poses a significant risk to health of life, landlords must begin repairs within 7 days of the investigation. For hazards that provide an immediate risk to life, repairs must be initiated within 24 hours.Is a landlord need to financially compensate a tenant for damp and mould if the issue is believed to be the tenant's fault?No, a landlord would not be liable for this as long as they were able to prove that the damp and mould is a result of the tenant's actions.

Question 17

Decent Homes Standard

Accepted Answer

How will the Decent Homes Standard impact landlords and their agents?Expected in Phase Three: timing subject to consultation (expected 2035). The Decent Homes Standard has been adopted from Social Housing Law. Rental properties must be free from Category 1 hazards, in a good state of repair, free from damp and mould, with modern facilities, effective insulation and adequate heating.What happens if rental property does not meet the Decent Homes Standard?If your property is found to fall below the Decent Homes Standard, local authorities are able to impose civil penalties and notices of improvement. Tenants can apply for a rent repayment order if a Landlord is in breach of the Decent Homes Standard.

Question 18

Evictions

Accepted Answer

What if a landlord needs or wants to evict a tenant?Evictions are still possible under the new act, but they will require more forward planning and preparation. Section 21 'no-fault' evictions, however, are now unlawful. Evictions typically now require longer notice periods than before. There are however some exceptions, for example Ground 14 for Anti-Social Behaviour has no notice period, and Landlords can apply to court straight away.How will a landlord regain possession of a property once Section 21 is abolished?Landlords will need to serve a Section 8 notice using one of the mandatory or discretionary grounds for possession. The court proceedings for Section 8 notices have not changed.How can landlords and agents prove that a tenant is guilty of breaching their agreement?The landlord will need to provide evidence to support their reason for serving a Section 8 notice. The history of a tenancy is important and accurate notes should be kept throughout.How do you prove a tenant is responsible for damage to the property or furnishings?The landlord should use the inventory, check-in report and property inspection reports.What if a tenant stops paying their rent?If a tenant fails to pay their rent and falls into arrears, the process for dealing with this will be different to the previous system. Landlords are not able to evict a tenant using a Section 21 notice anymore, they must use a Section 8 notice citing rent arrears as the ground for eviction.If a landlord wants to take back their property, can they serve 4 months' notice in month 8 of the tenancy, or only in month 12?If the reason for repossession is the sell the property, move into it themselves, or move in a close family member, they can serve 4 months' notice starting from month 8 of the tenancy, so the notice expires at month 12.

Question 19

Periodic Tenancies

Accepted Answer

Will previous AST agreements remain in place until their contractual terms end?No, all existing ASTs converted to Assured Periodic Tenancies on the 1st of May 2026. Tenants must be served written notice of this by May 31st 2026.Does the 12 month protected period start from the original tenancy start date, or from when the tenancy converts to periodic under the new law?The 12-month period runs from the existing tenancy start date, or from the most recent renewal date if the tenancy has been renewed, as this is also classed as a new tenancy.How much notice does a Tenant need to give?The tenant must give 2 months' notice to coincide with the tenancy period

Question 20

Rent Bidding

Accepted Answer

If potential tenants try to outbid each other, can you take the property off the market and re-advertise it at a higher rent?No, this is not possible under the act.Can a tenant offer rent in advance to secure a property over competing tenants?No, accepting more than one months' rent in advance of the tenancy starting will be unlawful under the new act.

Question 21

Rent Increases

Accepted Answer

Can landlords still issue a rent increase?Yes, landlords can still issue rent increases under the new act, but the process has changed.What is the notice period for a rent increase?Landlords must give at least 2 months' notice.How do you issue a rent increase?The landlord or their agent must issue a Section 13 notice. This will be required for all rent increases, not just when a tenant disputes an increase.How often can a landlord increase the rent?Under the new act, a landlord will only be able to increase the rent once per year (once every 52 weeks).How will rent challenges work?If a tenant challenges the increased rent, they must apply to the First-tier Tribunal before the date of the rent increase as stated in the Section 13 notice.Can a tenant agree a rent on a property, and then take it to Tribunal afterwards?Yes this is possible, but you cannot agree a rent rate until after a Section 13 notice has been served. This means it is even more important to align your asking rent with the current market.

Question 22

Discrimination

Accepted Answer

Is it discriminatory to choose a tenant based on the highest income or most secure employment?Tenants should be selected based on objective criteria, so employment security and affordability are both valid reasons. It is best practice to document why you chose a specific applicant in case any discrimination complaints arise.Can you still require a candidate on benefits to have a rent guarantor?This can be requested if a tenant doesn't meet affordability criteria for a property, or if they have adverse credit. However, you cannot apply a blanket rule that any tenant in receipt of benefits must have a guarantor. You must only request this on a case by case basis.Can a landlord refuse an application without giving a reason?Yes, you can still do this, however if discrimination is alleged and a landlord still refuses to give their reason for declining the tenant, then this will need to be rebutted. Applicants can take legal action if they feel they have been subject to discrimination.Can you refuse tenants with children if the head lease states 'no children'?Yes, if the head lease states that the development is only suitable for people aged over 55, children can be declined.

Question 23

Rent In Advance

Accepted Answer

Will tenants be able to pay any sum of rent in advance?It is unlawful to accept more than one month's rent in advance before a tenancy begins. Even if a tenant does this voluntarily, the excess money must be returned and can only be accepted after a tenancy has started. After the tenancy begins, tenants can voluntarily make advance payments, but this must remain optional and can not be a mandatory condition of the tenancy.Will existing tenancies with rent in advance agreements automatically change to monthly payments?Yes, all existing tenancies with rent in advance agreements will convert to monthly payments.If tenants have signed the tenancy agreement but are yet to pay rent, do I have to give them the keys on the first date of the tenancy?Yes, landlords must give keys to tenants on the tenancy start date if all parties have signed the agreement.

Question 24

Redress & PRS Database

Accepted Answer

Will landlords need to pay to be on the PRS database if they have already purchased a landlord license?Selective Licensing and registration on the PRS database are not linked. The government will not abolish Selective Licensing to replace it with the PRS database.How does the PRS Database benefit the sector?By registering your property, you’ll be able to demonstrate that you’re complying with the rules. Information Landlords provide will not be publicly available straight away. In the short term, the service will be an important tool for enforcement. In future, tenants will be able to use the service to see if a landlord is compliant with key legal requirements, helping them make better informed decisions about where they rent.Will the PRS database and redress schemes be a recurring fee or one-off payment?The Government has confirmed the charge will be £65 per property, per year.Can an agent put the property and landlord onto the databases, or must the landlord do this themself?Guidance states that Landlords are responsible for starting and ending the registration process, but Agents will be able to provide certain information on a Landlords behalf. Guidance for letting agents and property managers is still to be published.

Question 25

Tenancy Deposits

Accepted Answer

Will the new act affect deposits?No, except that the Housing Act 2004 will be updated to reflect the new legislation.What will the maximum deposit be?The cap under the Tenant Fees Act 2019 will still apply, which is a refundable deposit capped at no more than 5 weeks' rent where the total annual rent is below £50,000, or at 6 weeks' rent where the total annual rent is £50,000 or higher.Will there be any changes to the Tenancy Deposit Scheme?No, landlords must continue to protect their tenants' deposits in a government approved scheme.

Question 26

Enforcement & Penalties

Accepted Answer

How will the government enforce the new laws?Local authorities will be responsible for enforcing the new laws, and landlords could face significant penalties if proven guilty of an offence.What are the penalties for non-compliance?Non-compliance with the new laws could lead to a banning order or a hefty rent repayment order. Financial penalties could occur up to £7,000 for initial offences, and up to £40,000 for subsequent offences. Any criminal offence could result in a custodial sentence.

Question 27

What Does This All Mean For My Tenant?

Accepted Answer

How many months' notice must a tenant give under the new act?A tenant will be required to provide 2 months' notice, ending on the last day of the rent period. For example, if the tenancy started on the 15th of January and the tenant gave notice on the 26th of April, the tenancy would end on the 14th of July, not the 26th of June.What happens if a landlord doesn't give a tenant a written agreement?All landlords must legally provide their tenants with a written tenancy agreement from the 1st of May 2026. Significant financial penalties and consequences exist for non-compliance.Does the 12-month protected period start from the original tenancy start date, or when the new law comes into effect?The 12-month protected period runs from the currently existing tenancy start date, or from the most recent renewal date. From the date a tenant moves in, as long as they pay their rent and abide by their tenancy agreement, their landlord cannot serve notice until at least month 8 of the tenancy.How do property inspections work under the new act?The act will not affect property inspections. In fact, due to the introduction of the Decent Homes Standard into private rented property, inspections will become even more important. A tenant must be given a minimum of 24 hours notice in writing to carry out an inspection.Can tenants still have a guarantor?Yes, the new laws will not prohibit landlords from requesting a rent guarantor.Will the tenancy deposit change?No.

Landlords' Guide to the Renters Rights Act

If you're a landlord, you've probably felt the rumblings from the Renters Rights Act...

What was the law before May 1st 2026?

What's New with the Renters Rights Act?

All tenancies are now periodic.

Evictions now require longer notice periods.

More rules and risks around rent increases.

No blanket bans on children, pets, or tenants in receipt of benefits.

The Decent Homes Standard and Awaab's Law.

New Landlord Database and Ombudsman Scheme.

What's Happening to Pre-Existing Tenancies?

What should Landlords do now?

What Can We Do For You?

We're here to help you...

Review the Government Guidance for Landlords

Reforms will be Introduced in Three Phases.

Still have questions?
Let's Talk!

Still have questions?
Let's Talk!

Click Below For Some FAQs

Get in Touch

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Landlords' Guide to the Renters Rights Act

If you're a landlord, you've probably felt the rumblings from the Renters Rights Act...

What was the law before May 1st 2026?

What's New with the Renters Rights Act?

All tenancies are now periodic.

Evictions now require longer notice periods.

More rules and risks around rent increases.

No blanket bans on children, pets, or tenants in receipt of benefits.

The Decent Homes Standard and Awaab's Law.

New Landlord Database and Ombudsman Scheme.

What's Happening to Pre-Existing Tenancies?

What should Landlords do now?

What Can We Do For You?

We're here to help you...

Review the Government Guidance for Landlords

Reforms will be Introduced in Three Phases.

Still have questions? Let's Talk!

Still have questions? Let's Talk!

Click Below For Some FAQs

Get in Touch

Still have questions?
Let's Talk!

Still have questions?
Let's Talk!