The Renters' Rights Act: What landlords need to know now

The Renters' Rights Act 2025 came into force on 1 May 2026, bringing the most significant overhaul of private rented sector legislation in England in more than thirty years. Phase 1 is already in effect and changing how every tenancy is structured and managed. Phase 2 is approaching. This is the complete picture of where things stand now and what is coming next.

What changed on 1 May 2026

Fixed-term assured shorthold tenancies were abolished. Every existing AST converted automatically to an assured periodic tenancy on 1 May 2026, and all new tenancies from that date must be periodic from the outset. There are no end dates on tenancy agreements. The tenancy continues indefinitely until the tenant gives two months' written notice or the landlord obtains possession through Section 8.

Section 21, the no-fault eviction notice, was abolished on the same date. Regaining possession now requires a specific, evidenced Section 8 ground for every tenancy. Landlords should familiarise themselves with the updated grounds, which include mandatory and discretionary options covering scenarios from significant rent arrears to genuine intention to sell or move into the property.

Rent increases

From 1 May 2026, rent increases require a formal Section 13 notice using Form 4A, available free from gov.uk. Only one increase is permitted per twelve-month period. Rent review clauses in existing agreements are void. Form 4A must be served on every named tenant individually, with at least two months' written notice before the new rent takes effect. Tenants can refer any proposed increase to the First-tier Tribunal free of charge if they consider it above the open market rate.

What landlords cannot do

A number of practices that were previously lawful are now prohibited. Landlords cannot accept rent before the tenancy agreement is signed. Landlords cannot demand or encourage bids above the advertised asking rent. Landlords cannot advertise a property without a fixed asking rent. Landlords cannot discriminate against potential tenants who have children or are in receipt of benefits. These are not advisory changes. Each carries enforceable penalties.

Pet requests

Tenants now have a legal right to request permission to keep a pet. Landlords must respond within 28 days with a specific, documented reason if refusing. Blanket no-pets clauses are unenforceable. Consent once given cannot be withdrawn.

The Information Sheet

Landlords with existing tenancies were required to provide the government's Renters' Rights Act Information Sheet to every named tenant by 31 May 2026. For new tenancies from 1 May 2026 onwards, written terms must be provided to tenants before the agreement is signed. Landlords with purely oral tenancies had until 31 May 2026 to provide a written statement of key terms.

What is coming in Phase 2

The PRS Database launches in late 2026, rolling out regionally across England. Registration will be mandatory for all private landlords. An unregistered landlord cannot use most Section 8 grounds for possession. Annual fees will apply. Begin preparing compliance documentation now so registration can be completed promptly when your region goes live.

Full digitisation of the courts system is targeted by April 2027, which will change how possession proceedings are managed. The PRS Landlord Ombudsman, to which tenants and landlords can bring disputes, is due to become mandatory for landlords in 2028.

The NRLA's Renters' Rights hub, available at nrla.org.uk, provides ongoing guidance as each element of Phase 2 is confirmed.

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