Rental accommodation
Rental accommodation is any residential property you let to a tenant as their home in return for rent. It can be a whole house, flat, or a room, including a lodger arrangement, and it may be furnished, part-furnished or unfurnished. From a landlord’s point of view, “rental accommodation” is the package of legal responsibilities that come with offering a home for occupation, including safety, condition, paperwork, and how you start and end a tenancy.
In England, most private lets have historically used an Assured Shorthold Tenancy (AST). From 1 May 2026, the Renters’ Rights Act introduces a new system. Fixed terms are effectively replaced by a single, open-ended periodic tenancy model for the private rented sector, and Section 21 notice “no-fault” evictions are abolished. Existing tenancies convert into the new system on commencement, and new tenancies from that date follow the same rules.
What “rental accommodation” means in practice
As the landlord, you’re providing accommodation that must be safe, fit to live in, and properly managed throughout the tenancy. That typically means:
You grant the right to occupy under a written tenancy agreement or, in limited cases, a licence to occupy. You collect rent and may take a tenancy deposit, which must be protected in an approved Tenancy Deposit Scheme where the rules apply. You also manage day-to-day obligations, including reasonable wait time for repairs, keeping installations safe, and maintaining the standard of the home.
Under the Renters’ Rights Act, the expectations around condition and enforcement tighten further. The Act extends the Decent Homes Standard into the private rented sector, via regulations, and also applies Awaab’s Law principles to private renting, creating clearer legal expectations around addressing serious hazards with details set through secondary legislation.
Managing the tenancy under the new rules in England
From May 2026, you should assume your rental accommodation will be let on an ongoing basis, with possession grounds relying on defined legal routes, for example, using Section 8 notice and specified grounds for possession, rather than Section 21 notice.
Rent setting and changes also become more standardised. The government’s guide says rent increases are made through a Section 13 notice, limited to once per year, with at least two months’ notice, and tenants can challenge excessive increases at tribunal.
The Act also introduces sector-wide infrastructure: a new Private Rented Sector Ombudsman and a Private Rented Sector Database with staged implementation, designed to raise standards and make enforcement more consistent.
Pets, discrimination, and advertising practices
Your rental accommodation policies will need to reflect newer tenant protections. The Act strengthens a tenant’s right to request a pet and says you must consider requests and cannot unreasonably refuse. Disputes can be escalated to the new Private Rented Sector (PRS) Ombudsman or the courts.
It also makes it illegal for landlords and agents to discriminate against prospective tenants with children or those in receipt of benefits, and bans rental bidding by prohibiting asking for or accepting offers above the advertised rent.
UK-wide note
The Renters’ Rights Act changes above apply to England. Renting is devolved, so Scotland, Wales (for example Rent Smart Wales), and Northern Ireland have different frameworks and terminology for example, different tenancy types and notice rules. If your rental accommodation is outside England, make sure your processes align with the relevant nation’s legislation and guidance.
Also see our landlord blog articles.
This is general information, not legal advice. If you’re unsure how the rules apply to your specific property, tenancy type, or circumstances, get regulated legal advice.
