The Renters' Rights Act - a short "need to know" for Landlords
Published on 17th Feb 2026
The Renters' Rights Act received Royal Assent on 27 October 2025. These are some of the biggest changes for landlords and may impact your business. While the government will publish a separate timeline for implementation, the best thing landlords can do right now is get their tenancy agreements reviewed, so that they can understand their new rights and responsibilities.
In the meantime, we have outlined the main changes that the Renters’ Rights Act brings for landlords.
The End of Fixed-Term Tenancies
All tenancies will be periodic, with tenants able to stay in their home until they decide to end the tenancy by giving two months' notice. This means you'll no longer have predetermined end dates for planning or contract renewals. However, as a landlord, you will still have clear routes to reclaim your property.
Section 21 No-Fault Evictions
You can still serve a Section 21 notice until 30 April 2026. After this point, it is important that you understand the legal routes available for you to regain possession of your property, such as Section 8 if your tenant is in rent arrears.
You can regain possession of your property if:
● You need to move in or sell the property with four months' notice (up from two months currently)
● You cannot use these grounds in the first 12 months of a new tenancy
● After using these grounds, you can't market or re-let your property for 12 months
Rent arrears changes:
● The mandatory eviction threshold increases from two to three months' arrears
● Notice period increases from two to four weeks.
Landlords will need to properly protect a tenant's deposit or register on the new Private Rented Sector Database. Without this, you won't be able to gain possession except for antisocial behaviour grounds.
Limits to Rental Increases
Rent increases will need to be in line with the market rate. You will only be able to increase rent once a year and give two months’ notice.
What's changing:
● Rent review clauses will no longer be permitted
● Tenants can challenge increases they believe exceed the market rate at the First-tier Tribunal
● The Tribunal cannot increase rent beyond what you proposed
● Rent increases will not be backdated
Permission for Pets
Landlords need to consider pets on a case-by-case basis and not have a blanket "no pets allowed" rule. Refusals need to be reasonable. For example, having several large dogs in a small apartment with no outside space could be considered a reasonable refusal, but denying a small hamster in a secure cage may not. Tenants can challenge unreasonable refusals through the ombudsman or courts. You may want to consider pet insurance for the property.
Private Rented Sector Database
All landlords must register themselves and their properties on the new Private Rented Sector Database. This will help you understand your obligations and provide transparency for tenants.
Consequences for non-compliance:
● You can't obtain possession orders (except for antisocial behaviour grounds
● Civil penalties of up to £7,000 for initial breaches
● Up to £40,000 for serious or repeated violations.
Private Rented Sector Landlord Ombudsman
All private landlords must join the new ombudsman service, even if you use a managing agent. Tenants will be able to use it free of charge to complain about your actions or behaviour. The ombudsman can order you to apologise, take remedial action, or pay compensation.
You'll pay a small annual fee per property, but it can help resolve disputes quickly and cost-effectively before they escalate to court.
Decent Homes Standard
The Act introduces a Decent Homes Standard for the private rented sector. Local councils will have enforcement powers, including civil penalties of up to £7,000 for landlords who fail to keep properties free of serious hazards.
Awaab's Law
Any damp and mould needs to be treated within specified timeframes. These requirements will be implied into tenancy agreements, and tenants can seek court action if you fail to comply. Again, we recommend having your agreements reviewed now, ahead of these changes.
Additional Changes to Private Rental
No More Rental Discrimination - You will need to consider prospective tenants based on affordability. Excluding children or those on benefits could see landlords getting a penalty.
End to rental bidding - You cannot ask for, encourage or accept more than the advertised rental price.
Rent in Advance Restrictions - You can't require or accept rent payments before a tenancy agreement is signed. Once signed, you can only require up to one month's rent in advance before the tenancy starts.
What Happens Next?
The government will implement the new tenancy system in one stage. On the implementation date:
● All existing tenancies will convert to the new system
● Fixed terms will become periodic tenancies
● You won't be able to serve Section 21 notices
Renters’ Rights Act: Get Prepared Now
The Renters' Rights Act is the biggest change to private renting in decades. The reforms are coming, and the time to prepare is now. Get your tenancy agreements reviewed, make sure you understand the new possession grounds, and ensure you're ready to meet the new requirements for the database and ombudsman.
Get in touch to find out how the Nicholas & Co team can help you navigate these changes in your rental business and ensure you're fully compliant when the reforms take effect.
