Published: 01/05/2026
Renters' Rights Act is now lawAs anticipated the Renters Rights Act has become law and comes into force today, 1st May 2026. The Act marks a significant shift in the private rental sector, with the stated aim of strengthening tenants’ rights and security. It brings in some important changes. As experts in Lettings and Property Management, we are here to guide you through the changes and to ensure your property continues to perform while keeping you compliant.
We understand landlords will have lots of questions about the Renters Rights Act (RRA). We hope the below Frequently Asked Questions will help.
An end to Assured Shorthold Tenancies?
Under the RRA landlords and tenants can no longer agree to fixed tenancy periods. Instead tenancies will automatically roll from month to month until the tenant gives notice to leave or the landlord regains possession based on one of the specific grounds set out in the Bill. These tenancies are now known as Assured Periodic Tenancies. Landlords or their agents must serve "The Renters Rights Act Information Sheet 2026" to all tenants by 31st May 2026 in order to notify tenants of the changes.
What security will tenants have?
For the first 12 months of any new tenancy, landlords will not be allowed to move back into the property nor sell the property, unless it is sold to another landlord who will continue the tenancy. Therefore, tenants will have a 12 month protected period (subject to not being in breach of tenancy of course). Tenants will be able to give 2 months' notice to end the tenancy at any point..
How can landlords regain possession of a property under the new rules?
The RRA abolishs Section 21 notices (also known as "no-fault evictions"). Landlords now need to use a Section 8 notice instead, citing a specific ground for possession, such as:
- The landlord (or their close family) wanting to move into the property.
- Intention to sell the property.
- Rental arrears or antisocial behaviour.
Can landlords increase rents under the new legislation?
Yes, landlords can propose an annual rent increase by serving a Section 13 notice. Any increase must reflect local market rates. As is currently the case, if a tenant believes the increase is above the market rate they can challenge it by applying to the First Tier Tribunal before the new rent takes effect, with the Tribunal making the final decision.
What about rental levels when advertising a property?
Landlords and agents will need to publish an asking rent for the property and will not be permitted to encourage or accept bids above the listed price.
What other changes are being made?
Landlords are not prmitted to reject tenants simply because they have children or receive benefits. However, tenants will still need to pass referencing requirements, eg. affordability. The RRA also gives tenants the right to request permission to keep pets. While landlords can still refuse on reasonable grounds, blanket bans will no longer be allowed. Landlords are not able to request payment of more than 1 month's rent in advance but are able to request a suitable guarantor where a tenant cannot pass the standard referencing requirements.
What are the penalties for breaching the new legislation?
Non-compliance will result in fines, which are being increased:
- Up to £7,000 for minor or initial breaches.
- Up to £40,000 for repeated offences.
What will be the impact of the Renters Rights Act in our area?
While these changes are significant and require a detailed approach to manage, we feel the impact on the landlords in the City and surrounds will not be as dramatic as some have suggested. Typically the vast majority of tenants in our area are professionals who meet affordability requirements and who intend to rent a property for only around 1-3 years. These tenancies generally come to an end simply because the tenant moves for career reasons or because they then buy a property themselves. Therefore, the impact of the new restrictions on gaining possession is likely to be limited as generally landlords do not give notice to tenants unless they wish to sell, which is still of course permitted.
If you have any queries about the Renters Rights Act please contact us. We will be pleased to help.
Disclaimer: This is for informational purposes only and does not constitute legal advice. For specific guidance, consult a solicitor.