Renters' Rights Act
Renters’ Rights Act in 2026: post-commencement landlord guide
The Renters’ Rights Act 2026 implementation comes into force on 1 May 2026, fundamentally changing the way private rented sector tenancies work in England. For UK landlords, this is the law, and it applies to every existing and new tenancy. Whether you own a single rental property or manage a large portfolio, understanding what has changed and what you need to do differently is now urgent.
This article covers every significant change brought by the Act, what it means in practice, and the steps landlords should take to remain compliant.
When does the Renters’ Rights Act come into force?
The Act received Royal Assent in 2025 and many of its provisions commence on 1 May 2026. This single commencement date applies to both new and existing tenancies, meaning there is no transitional period for most landlords. If you have tenants in situ on 30 April 2026, your tenancy arrangements change overnight.
Some provisions, including the establishment of the Private Rented Sector Database and the Renters Ombudsman, have their own separate implementation timelines, which are set out later in this article.
Section 21 is abolished
The most significant change for buy-to-let landlords is the abolition of Section 21 notices. From 1 May 2026, no new Section 21 notice can be served. Any Section 21 notice that had not already expired before commencement was also invalidated.
This means every possession claim must now use the Section 8 notice route and be based on a specific statutory ground for possession. There is no longer any mechanism for a no-fault eviction. If you need to recover your property, you must have and prove a reason.
For a full breakdown of which grounds are now available and how to use them, see our article on grounds for possession under the Renters’ Rights Act 2026. Also consider how to manage rent arrears and serve a Section 8 notice.
Assured Shorthold Tenancies are replaced by periodic tenancies
The Assured Shorthold Tenancy (AST) as a legal category is abolished. All tenancies that were ASTs automatically convert to the new periodic tenancy model on 1 May 2026. No action is required from landlords or tenants for this conversion to take effect.
How periodic tenancies work
A periodic tenancy has no end date. It continues on a rolling basis, typically month to month, until either the landlord or the tenant brings it to an end lawfully. This means:
Fixed-term tenancy agreements can no longer be created for residential lettings in England
Existing tenancies with remaining fixed terms converted to periodic on commencement day
A landlord can only end a tenancy by serving a valid Section 8 notice based on a statutory ground
A tenant can end the tenancy by giving two months’ written notice to the landlord at any time
The removal of fixed terms has practical implications for rent reviews, tenancy renewals, and planning around void periods. Landlords who previously relied on the end of a fixed term as a natural reset point will need to adapt their approach.
What this means for new tenancies
Any tenancy created from 1 May 2026 onwards must be structured as a periodic tenancy from day one. Your tenancy agreement should reflect the new legal framework. Agreements drafted for the old AST regime are likely to contain clauses that are now void or inapplicable and should be updated before use.
Rent increases under the new rules
The Act introduces a formal, standardised process for rent increases in the private rented sector. Landlords can no longer increase rent simply by inserting a clause in the tenancy agreement.
The Section 13 notice process
From commencement, the only lawful mechanism for increasing rent on a periodic tenancy is a Section 13 notice. The rules are:
A minimum of two months’ notice must be given before any rent increase takes effect
Rent can only be increased once in any 12-month period
The increase must reflect the open market rent for the property
Tenants have the right to challenge a proposed increase at the First-tier Tribunal (Property Chamber) if they believe it is above market rate
Any contractual rent review clause in an existing tenancy agreement that was triggered annually or at a fixed percentage uplift is now overridden by this process. You must use the Section 13 notice route. If a tenant challenges the increase and the Tribunal agrees the proposed rent exceeds market rate, the Tribunal will set the rent and that figure is binding.
Decent Homes Standard extended to the private rented sector
For the first time, the Decent Homes Standard, previously applied only to social housing, now applies to private rental properties. This sets a minimum standard for the physical condition of rental homes.
A property must now:
Be free from category 1 hazards as defined by the Housing Health and Safety Rating System (HHSRS)
Be in a reasonable state of repair
Have reasonably modern facilities and services
Provide a reasonable degree of thermal comfort, effective heating and adequate insulation
Local authorities have new and strengthened powers to inspect properties and issue enforcement notices where the Decent Homes Standard is not met. Failure to comply with an improvement notice can result in a civil penalty of up to £30,000. For portfolio landlords, this standard applies across every property in the portfolio.
Energy efficiency standards under the MEES regulations also apply from May 2026, see our MEES guide.
Awaab’s Law comes to the private rented sector
Awaab’s Law, named after two-year-old Awaab Ishak who died from prolonged exposure to mould in a social rented home, was originally applied to social housing. The Renters’ Rights Act extends it to the private rented sector.
Landlords are now required to:
Investigate hazards promptly - within 14 days of a tenant reporting a potential health hazard such as damp or mould
Begin repair works - within a defined timeframe after investigation confirms a hazard exists
Take emergency action - within 24 hours where a hazard poses an immediate risk to the tenant’s health or safety
The specific timeframes for non-emergency repairs are set by secondary legislation and should be confirmed once those regulations are in force. The key obligation is to have a documented process for receiving, acknowledging, investigating, and actioning repair reports and to keep records of every step.
Tenants’ right to keep pets
The Act creates a default right for tenants to request permission to keep a pet at the property. Landlords cannot blanket-refuse all pets in the tenancy agreement. Instead:
A tenant must make a written request to keep a pet
The landlord must respond in writing within 28 days
Consent can only be refused on reasonable grounds
If the landlord does not respond within 28 days, consent is deemed to have been given
Landlords can require tenants to take out pet damage insurance as a condition of consent
A blanket “no pets” clause in a tenancy agreement is not automatically void, but it cannot be used to refuse a specific, reasonable pet request without proper consideration. If a tenant disagrees with a refusal, they can refer the matter to the Renters Ombudsman, once operational.
The Private Rented Sector Database
The Act establishes a new national Private Rented Sector (PRS) Database, a central register of landlords and rental properties in England. Registration is mandatory, not optional.
What landlords need to register
Landlords will need to provide information about themselves and their properties, including compliance with key legal requirements such as gas safety, electrical safety, and energy performance. The Database is intended to make it easier for tenants to verify their landlord’s credentials and for local authorities to identify and pursue non-compliant rental owners.
When registration opens
The Database is being phased in from 2026. Mandatory registration deadlines have not yet been set for all landlord categories at the time of writing, but landlords should anticipate a registration requirement in the near term and begin gathering the information they will need. Letting agents and property managers will also have registration obligations.
Importantly, landlords who are not registered on the Database will not be able to serve a valid Section 8 notice once the registration obligation is live for their category. This makes timely registration a practical necessity, not just a compliance box to tick.
The Renters Ombudsman
All private landlords in England are required to register with the new Renters Ombudsman - a mandatory dispute resolution service. This replaces the previous patchwork of voluntary redress schemes.
The Ombudsman will:
Investigate complaints from tenants about their landlord’s behaviour or management of the property
Have powers to require landlords to apologise, provide information, take remedial action, or pay compensation
Be free for tenants to access
Be funded by mandatory membership fees from landlords
The Ombudsman service is being established following commencement of the Act. Landlords should register as soon as the scheme opens. Operating without Ombudsman membership once it is required is a civil offence and can result in a financial penalty.
Tenants’ right to request permission to make alterations
The Act gives tenants a right to request permission to make certain improvements or alterations to the property. Landlords must consider such requests reasonably and respond within a set timeframe. The category of alterations that fall within this right, and any conditions a landlord can attach to consent, are set out in secondary legislation.
In practice, this extends existing rules around decorating and small alterations. Landlords should ensure their tenancy agreements and internal processes have a clear, documented route for handling such requests.
Referencing and anti-discrimination rules
The Act strengthens restrictions on discriminatory lettings practices. Landlords and agents cannot refuse to rent to prospective tenants on the grounds of their receipt of benefits or because they have children. Blanket “no DSS” or “no children” policies are unlawful.
This builds on existing case law and extends protections further. Landlords should review any referencing criteria or advertising language that could be construed as discriminatory. For further guidance on renting to benefit tenants, see the August guide on DWP and DSS tenants.
What landlords should do now
The Act is in force. Here is a practical checklist for buy-to-let landlords and portfolio landlords to work through:
Review your tenancy agreements - Remove any fixed-term provisions, Section 21 references, or contractual rent review clauses that no longer apply. Use an agreement drafted for the new periodic tenancy framework.
Update your possession procedures - Ensure everyone involved in managing your properties understands that Section 21 no longer exists. Any possession claim must use Section 8 and cite a specific statutory ground.
Review deposit protection - Ensure you understand the deposit protection rules.
Audit your properties against the Decent Homes Standard - Identify any category 1 HHSRS hazards, disrepair issues, or deficient heating or insulation and prioritise remediation before a local authority inspection.
Implement a repairs reporting and response process - Awaab’s Law requires prompt, documented responses to hazard reports. Set up a system - however simple - for logging, acknowledging, investigating, and actioning repair requests with timestamps.
Check local authority schemes - Selective licensing requirements add a further layer of local compliance on top of the Renters' Rights Act.
Register with the PRS Database - Monitor announcements about when registration opens for your landlord category and register promptly. Failure to do so will affect your ability to serve possession notices.
Register with the Renters Ombudsman - As soon as the scheme opens for landlord registration, sign up. Operating without membership once required carries financial penalties.
Review your pet policy - Remove any blanket no-pets clauses and establish a documented process for receiving and responding to pet requests within 28 days.
Train anyone who manages your properties - If you use a managing agent, confirm that they are fully up to speed with the new requirements. Responsibility for compliance remains with you as the property owner.
Frequently asked questions
Do the new rules apply to existing tenancies?
Yes. The Act applied to all existing tenancies from 1 May 2026. There is no opt-out and no grandfathering for tenancies created before that date.
Can I still serve a Section 21 notice I issued before 1 May 2026?
Any Section 21 notice that had not resulted in a possession order before commencement was invalidated. If the tenant did not vacate following the notice, you will need to begin the process again using Section 8 and a valid ground.
Can I use a fixed-term tenancy if a tenant requests one?
No. Fixed-term residential tenancies can no longer be created in England regardless of what either party would prefer. All new tenancies must be periodic from day one.
What happens if a tenant gives notice and then wants to stay?
A tenant must give two months’ written notice to end the tenancy. If a tenant gives notice and then withdraws it, you are not obliged to accept the withdrawal, but you can agree to it if you wish. It is sensible to confirm any agreed withdrawal in writing.
Does the Act apply in Wales and Scotland?
No. The Renters’ Rights Act applies in England only. Wales and Scotland have their own separate legislative frameworks for private rented sector reform.
Key takeaways
The Renters’ Rights Act in 2026 is the most significant overhaul of the private rented sector in England in over 30 years. For landlords, the headline points are:
Section 21 is abolished. All possessions must now use Section 8 and a statutory ground.
ASTs are gone. All tenancies are now periodic with no fixed end date.
Rent increases must follow the formal Section 13 notice process, with a maximum of one increase per year.
The Decent Homes Standard now applies to private rentals. Properties must meet minimum physical standards.
Awaab’s Law requires documented, timely responses to damp, mould, and hazard reports.
Tenants have a right to request permission to keep pets, and landlords cannot refuse without reasonable grounds.
Registration with the PRS Database and the Renters Ombudsman will be mandatory - act as soon as those schemes open.
For further reading on how the Act affects specific areas of landlord management, see our guides on evictions in 2026 and the Renters’ Rights Bill: everything you need to know.
This article is intended for general informational purposes only and does not constitute legal, financial, or professional advice. Landlord and tenant law is subject to change, and the information in this article reflects the position at the time of writing. You should always seek independent legal or professional advice before taking any action in relation to your property or tenancy.
Author
August Team
The August editorial team lives and breathes rental property. They work closely with a panel of experienced landlords and industry partners across the UK, turning real-world portfolio and tenancy experience into clear, practical guidance for small landlords.
