Renters' Rights

>> the private rental sector in England has seen significant change with the Renters' Rights Act now confirmed as legislation. 

This legislation aims to create a fairer rental market for both landlords and tenants. With the initial date of implementation confirmed as 1^st May 2026, it is crucial for landlords to understand the changes and how they might impact their property investments.

what are the key provisions of the Act?

Removal of ‘no-fault’ evictions 

One of the most substantial changes is that Section 21 'no-fault' evictions will no longer be an option. Under the new legislation, landlords will need to provide a valid reason to reclaim their property. However, the Act introduces enhanced grounds for possession, including:  

• Selling the property 
• Moving into the property (landlord or close family members) 
• Breach of tenancy agreement 

Landlords will still have the right to evict tenants for legal reasons such as rent arrears or anti-social behaviour through a Section 8 notice. The government has committed to improving court processes to handle possession claims more efficiently. 

Annual rent reviews 

The Act proposes allowing landlords to increase rent once a year at market rates. As landlords and their agents cannot accept or encourage offers in excess of the advertised rental, it will be important to ensure the property is marketed at the appropriate level.  

Pet-friendly rentals 

Tenants will have the right to request permission to keep a pet, and landlords cannot unreasonably refuse. Further details are awaited.

Transparent rental pricing 

The new legislation will prohibit rental property bidding wars. Landlords will need to publish a set rent for their property and cannot accept or encourage bids above this price. This change aims to create a more transparent and fair rental market. 

Awaab’s Law extension 

From autumn, Awaab's Law will be implemented in the social housing sector, with plans to extend these regulations to private rentals in the future, although no definite timeframe has been confirmed. The legislation is set to introduce firm deadlines for addressing tenant concerns regarding damp and mould issues in their homes.

For responsible landlords who maintain their properties well, this should not pose significant challenges. 

Introduction of Periodic Tenancies 

The Act proposes replacing fixed-term assured tenancies with periodic tenancies. Key points include: 

• Tenants can stay until they choose to leave (with 2 months' notice) 
• 12-month protected period at the start of a tenancy 
• Landlords must provide 4 months' notice (increased from 2 months) 

Fair access to housing 

The legislation aims to prohibit blanket bans on benefit recipients or families with children. Landlords will need to consider all applications on their individual merits, promoting fair access to housing for all. 

New ombudsman and property portal 

The Act proposes creating a new Ombudsman to help resolve disputes between tenants and landlords. Additionally, a new online Property Portal will serve as an information hub for the rental sector, including a database of landlords and privately rented properties in England. These elements are not expected to be part of the initial legislation launch.
 

what can you do now to prepare?

While these changes may seem significant, they are designed to create a more transparent and equitable rental market. By understanding and adapting to these new regulations, you, as a landlord can ensure that your properties remain compliant, attractive to tenants, and financially viable. 

The rental landscape is evolving, and staying informed is key to maintaining successful property investments. Similar legislative changes have been implemented in Scotland and Wales, providing us with valuable insights to help you navigate these new transitions smoothly. 

As we await Royal Assent (the point at which the Act becomes enacted into law) and a date for implementation, it is advisable for you to: 

• Where possible, ensure the current rent is at market level.
• Familiarise yourself with the various aspects of the Act.  
• Keep abreast of the Act’s progress.
• As now, ensure your property is well maintained and hazard free. 

By proactively adapting to these changes, you can position yourself for success in the evolving rental market. Remember, for personalised advice and support in navigating these changes, do not hesitate to reach out to local property experts like us, who can provide tailored guidance for your specific circumstances. In addition, we have created a Frequently Asked Questions page which provides further insight.