Renters' Rights Act (England)

Introduction

The Renters' Rights Act largely came into force on 1 May 2026.

This page contains a summary of the changes.

27 December 2025

New investigatory powers gave local authorities stronger powers to inspect properties, demand documents, and access third-party data to enforce current housing law.

1 May 2026

The following happened on 1 May 2026:

Section 21 evictions abolished

Landlords can no longer issue a section 21 notice (i.e. a 'no-fault' eviction). The last date on which you could serve your tenant(s) with a section 21 notice was 30 April 2026.

If you did and now need to start a possession claim, then:

• If the section 21 notice only needed to give the tenants 2 months' notice (which is the case for most tenancies), you must start your claim either within 6 months of the date you served this notice, or by 31 July 2026 (whichever date comes first).
• If the section 21 notice needed to give the tenants more than 2 months' notice (e.g. where rent is paid quarterly, 6-monthly or annually), you must start your claim either within 4 months of the leaving date stated in the notice, or by 31 July 2026 (whichever date comes first).

From now on:

• Landlords will need to use a ground under section 8 of the Housing Act 1988 (see below) to regain possession of their property.
• Tenants will be able to give 2 months' notice to leave at any time and will be protected from eviction during the first 12 months of a tenancy (unless they breach their obligations).

Assured shorthold tenancies abolished

The changes to section 21 notices also mean that assured shorthold tenancies (ASTs) can no longer be created. Existing fixed-term AST agreements automatically converted on 1 May to an assured periodic tenancy (i.e. based on how often you require rent to be paid under your current agreement, e.g. if rent is paid monthly, it'll be a month-to-month periodic tenancy).

There's no need to sign another agreement. However, landlords need to give tenants an information sheet by 31 May 2026 (see below) or risk a fine.

Any break clause in your existing AST and any clause you may have that increases the rent is now void and unenforceable.

Section 8 notices changed

There are now new and amended grounds under section 8, e.g:

• The mandatory threshold for eviction for rent arrears has increased to 3 months (from 2 months) and the notice period has increased to 4 weeks (from 2 weeks).
• After the first year of the tenancy, landlords can regain possession with 4 months' notice if they want to sell the property or if they (or a close family member) want to live in it. But if, for example, a sale falls though or the family member vacates the property, they'll have to wait 12 months after the expiry of the section 8 notice before they can relet it.

If you served your tenant(s) with a section 8 notice on or before 30 April 2026, you can only use it to start a possession claim within 12 months after the date you gave in the section 8 notice or 31 July 2026 (whichever date comes first).

Selection discrimination banned

It's now unlawful for landlords and agents to discriminate against tenants based on their receipt of benefits or family status. This does not mean landlords can no longer consider how likely it is that a tenant can afford the rent when deciding whether to accept them.

Rent bidding ban

Landlords and agents can't ask for, or accept, offers above the advertised rent (which must be published).

This may lead to landlords asking for inflated rents, tenants offering less, and the landlord accepting the highest bid. But if the tenant thinks the rent is too high they can still challenge it after they move in (see below under New rent increase rules).

Advance rent payments banned

Landlords can't ask tenants to pay multiple months of rent in advance. They can still receive the rent in advance for each rental period. This may not suit certain tenants, but it will still be unlawful even if they voluntarily offer to pay more in advance.

Existing (pre-implementation) agreements for advance rent are not affected.

Keeping pets cannot be unreasonably refused

Tenants have the right to request to keep a pet, and landlords cannot unreasonably refuse their request.

Landlords can't require the tenant to obtain insurance or pay a larger deposit to cover any damage caused by the pet.

New rent increase rules

Rent increases are now limited to once a year and to the market rate (the rent that would be payable if the property was newly advertised to let). The new rules mean:

• Landlords must serve a section 13 notice, that sets out the new rent and gives the tenant at least 2 months' notice of it taking effect.
• If a tenant believes the proposed rent increase exceeds market rate, they can challenge it (they can also challenge the initial rent being charged within the first 6 months of a new tenancy). They must apply to the First-tier Tribunal, who will determine what the market rent should be. Any increase will be delayed until the Tribunal's decision and will not be backdated (giving tenants an incentive to challenge rent increases).
• Rent increases by any other means – such as rent review clauses or by agreement with the tenant – are unlawful.

New tenant information requirements

Tenancies created before 1 May 2026

Landlords with existing ASTs don't need to change the agreement or create a new one, but must give their tenant(s) a copy of Renters' Rights Act Information Sheet 2026. This is a PDF document created by the government.

Landlords must do this no later than 31 May 2026. Failing to do so could result in a fine of up to £7,000.

A copy of the exact PDF must be given to each and every tenant named on the tenancy agreement. You can do this in any of the following ways (and can potentially use different methods for different tenants):

• Printing out the relevant number of copies and posting it to them. If you do this, get proof of posting. Ideally, they should also confirm to you (in writing) that they've received it.
• Printing out the relevant number of copies and handing it to them. If you do this, it's important to get them to confirm receipt in writing (e.g. you could take a short note for them to sign and date).
• Sending it by email or some other form of electronic message (note, you will need to attach the actual PDF file and not just a link to the webpage where it's located). Again, it's a good idea to ask them to reply to confirm receipt. Keep a copy of your sent message.

If an existing AST is not in writing, landlords must also provide a written summary of its main terms on or before 31 May 2026.

Tenancies created on or after 1 May 2026

Certain information about key terms of a tenancy agreement must be given to a tenant.

It must be given before the tenancy agreement is signed. It can be given in a separate document, but in most cases it will be simpler to incorporate it into the terms of the tenancy agreement itself (ensuring the tenant has time to properly read it before it needs to be signed).

The required information

The key terms that must be given are divided into information and statements, and are as follows:

• The names of the landlord and tenants
• The property's address
• An address for service of notices on the landlord
• The date the tenant can take possession (the start date)
• The rent, and when it's payable
• The amount of any deposit
• A statement confirming if the tenant must pay a bill to the landlord, such as for council tax, a television licence, utility bill (gas or other fuel, electricity, water or sewage), or for using a telephone, the internet and cable or satellite television. It must also confirm whether the bill is included in the rent or in addition to it, and (if in addition), when each payment is due or an explanation of how and when the tenant will be informed that payment is due.
• If the Protection from Eviction Act 1977 applies to the tenancy, the minimum notice period the tenant must give to end it. This applies to a landlord who lives with their tenants but does not share rooms with them (such as a living room, bathroom or kitchen).
• Further statements explaining that:
• Any rent increases must be proposed serving a notice complying with the process under section 13 of the Housing Act 1988
• The landlord will usually need a court order for possession to end the tenancy agreement and, if seeking a possession order, must first serve a prescribed notice that states the grounds for possession, which will determine the amount of notice needed before a possession claim can start
• The landlord has a duty to ensure that the property is fit for human habitation under section 9A of the Landlord and Tenant Act 1985
• The landlord will keep the structure and exterior of the property in repair (including drains, gutters and external pipes)
• The landlord will keep the installations in the property for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity) in repair and proper working order
• That the landlord will keep the installations in the property for heating space and water in repair and proper working order
• If the property contains electrical installations, the landlord must will ensure that the relevant electrical safety standards are met during any period when the property is occupied under the tenancy, the relevant electrical installations in the property will be inspected and tested by a qualified person at least every 5 years (or earlier if required by the most recent report), they will obtain a report of the results of the inspection and test from the qualified person (including the date it must next be done), and give a copy of it to the tenant.
• If the property contains an applicable gas fitting, the landlord will ensure that any gas appliances and flues are maintained and in a safe condition, a safety check is done every year (or as required by law) by an engineer registered with Gas Safe, on each gas appliance and flue and a safety record is obtained from them, and a copy is given to the tenant.
• If the tenant is disabled under the section 6(2) of the Equality Act 2010, they can request to make an improvement to the property if it's likely to help their enjoyment of the property, and that (if requested) the landlord's consent must not be unreasonably withheld. The improvement can be an alteration or addition of the landlord's fixtures and fittings or the services provided to the property, installing a radio or television aerial or carrying out external decorations.
• The tenant may request to keep a pet and that consent must not be unreasonably refused.

Failing to provide this information can result in a fine of up to £7,000. Our Assured periodic tenancy agreement includes this information.

Increasing penalties

A local authority can keep the financial penalties they collect and can impose penalties up to a maximum of £40,000.

Also, rules for rent repayment orders have been broadened so they can be made against company directors in their personal capacity. The maximum penalty is doubled for repeat offenders.

Late 2026: Landlord registration

Landlords will be required to register on a database. This will involve a phased, regional roll-out.

The database is likely to require each landlord to provide their contact details and details of the let property. This will likely include its address, what type of property it is, whether it's furnished, the number of bedrooms and occupiers, and details of the gas, electrical safety and energy performance certificates.

Note, it's likely that:

• A property cannot be marketed until it has been registered on the database, and the landlord must remain registered throughout a tenancy.
• The database will eventually give landlords access to guidance and provide information to their tenants.
• Failing to register will be a criminal offence and result in financial penalties. Also, a court will not grant possession of the property if it's not been registered (unless the grounds for possession relate to serious crime or anti-social behaviour). However, once rectified, a possession claim can continue.

2028: Landlord Ombudsman

This is due to be mandatory from sometime in 2028. Landlords will be required to join a landlord ombudsman scheme. It will deal with complaints by (or on behalf of) a prospective, current or former tenant, against a landlord. They will be able to use the service to complain about a landlord's actions or behaviours.

The ombudsman will have powers to compel landlords to, for example, provide information or take corrective action and/or pay compensation.

Each complaint will be independently investigated and determined by an independent person. The government will approve which scheme landlords can join.

Note, it's likely that:

• Landlords may be required to join a scheme before they can market their property
• Failing to join a scheme will result in financial penalties.

2035: Implementation of the Decent Homes Standard

This is said to be due by 2035. The Decent Homes Standard (DHS) is a set of minimum criteria to ensure that homes are safe and warm for tenants. It currently only applies to the social housing sector but is set to apply to the private rented sector.

Regulations will be made setting out the DHS requirements, which local authorities will enforce. The Government response to the consultation on the DHS states that a property must:

• Be free of category 1 hazards under the Housing Health and Safety Rating System
• Be in a reasonable state of repair. This will be based on the property's condition.
• Be free of all but the most minor cases of damp and mould. The government intends to prevent issues from escalating to the stage where action is required under Awaab's Law (see below)
• Provide core facilities and services. These are a kitchen with adequate space and layout, an appropriately located bathroom and toilet, adequate external noise insulation and (for flats only) adequate size and layout of common entrance areas. Flats must provide at least 3 out of 4 listed facilities and houses at least 2 out of 3.
• Have reasonably modern facilities and services. This includes window restrictors (a thumb turn that opens a window slightly to allow air in but prevent opening that allows a person to fall from it), floor coverings, secure windows and doors.
• Meet a new standard of thermal comfort. This essentially means that the primary heating system must heat the whole home and be programmable by tenants and the property must also meet the Minimum Energy Efficiency Standards.

Unknown timescale: Awaab's law

This is named after Awaab Ishak, a child who died in 2020 due to prolonged exposure to mould in his social housing apartment. It will impose new requirements on private sector landlords to address hazards, such as damp and mould, within a specified time, with enforcement if this is not done.

Once in force, the terms of Awaab's Law will be incorporated into a tenancy agreement, requiring landlords to meet specified safety standards. Tenants will be able to complain to landlords and escalate issues to the PRS Landlord Ombudsman.

It's not yet known when Awaab's Law will come into force.

What's not changed

• The rules under the Tenant Fees Act continue to apply to new assured periodic tenancies (including the existing deposit cap).
• The new rules will not affect tenancies that are not assured tenancies, such as where the tenant is a corporate body or the annual rent is more than £100,000. It will also not affect genuine licences to occupy (e.g. lodger arrangements).