The Renters Rights Act, which received Royal Assent in 2025, introduces substantial changes to rental legislation through phased implementation continuing throughout 2026. April represents a significant milestone with several provisions taking effect. Understanding these changes and preparing appropriately ensures compliance and maintains positive tenant relationships.
Transition to periodic tenancies
New tenancies from April increasingly default to periodic arrangements rather than fixed terms. Tenancies continue rolling monthly or weekly bases from the outset, with either party able to end them using proper procedures rather than waiting for fixed term conclusions.
Review your standard tenancy agreement templates, ensuring they comply with new structures and contain appropriate terms for periodic arrangements. Outdated agreements referencing fixed-term provisions may not provide adequate protection under new frameworks.
Enhanced grounds for possession requirements
With Section 21 no-fault evictions phasing out completely, you can only end tenancies using specific grounds for possession. These include selling the property, moving in yourself or close family members, property requiring major works, rent arrears exceeding specific thresholds, or serious antisocial behaviour.
Familiarise yourself thoroughly with these possession grounds and documentation requirements. Attempting possession without proper grounds or evidence creates legal complications and failed proceedings.
Decent Homes Standard compliance
The Decent Homes Standard extends to private rentals during 2026. Properties must be free from hazards, have reasonably modern facilities, provide adequate heating and insulation, and maintain good structural repair.
Assess each property in your portfolio against these standards. Identify deficiencies requiring attention and create action plans addressing issues before enforcement begins. Properties failing standards face local authority intervention, financial penalties, or removal of rental licenses.
Prioritise heating and insulation improvements. Properties with inefficient heating systems or inadequate insulation likely fail Decent Homes assessments. Budget for necessary upgrades, investigating available grants or support schemes.
Rent increase limitations
Regulations limit rent increase frequency to once annually, with proper procedures and adequate notice required. When proposing increases, ensure they reflect genuine market rates rather than arbitrary figures.
Document your reasoning for proposed increases. Research comparable rental properties and maintain evidence supporting your figures. Well-justified increases withstand scrutiny if tenants challenge them through tribunals.
Discrimination protections strengthen
Enhanced protections prevent blanket refusals of benefit recipients or families with children. Assess applications based on ability to pay rent rather than income source.
Review tenant selection criteria and advertising language, ensuring neither discriminates unlawfully. "No DSS" or "no children" statements breach regulations, exposing you to legal challenges and penalties.
Transparency and documentation requirements
Landlords must provide clear information about properties before tenancies begin. Material information about property condition, known issues, or planned works must be disclosed upfront.
Tenancy agreements must use clear language explaining terms, obligations, and rights. Provisions unreasonably favouring landlords may be deemed unenforceable, so ensure agreements balance both parties' interests fairly.
Provide all required documentation including how-to-rent guides, gas safety certificates, energy performance certificates, and deposit protection information within prescribed timeframes.
Deposit return timescales tighten
Enhanced provisions ensure faster deposit returns when tenancies end. Unless legitimate disputes exist, return deposits promptly once tenants move out.
Provide detailed evidence justifying any deposit deductions. Document property condition thoroughly at tenancy start and end, protecting your position in deposit disagreements.
Prepare systematically
Create property-by-property compliance checklists covering all new requirements. Address deficiencies systematically, prioritising most serious issues or those affecting multiple properties.
Consider professional advice from property solicitors or letting agents specialising in compliance. Regulations are complex, and professional guidance ensures you understand obligations correctly.
Stay informed about ongoing implementation
The Renters Rights Act implementation continues beyond April. Remain informed about additional requirements taking effect later in 2026 and into 2027, ensuring you prepare adequately for each phase.Contact us for guidance on Renters' Rights Act compliance