About the New Legislation: What Landlords Need to Know
The Renters’ Rights Act is the most significant change to private renting in decades. Here are the key changes affecting landlords, with the first phase in force from 1 May 2026:
1. End of Section 21 (“No-fault evictions”)
All tenancies become assured periodic tenancies (APTs). Possession is available through Section 8 on valid grounds such as:
- Rent arrears of over three-months (or 13-weeks if paid weekly or fortnightly)
- Anti-social behaviour
- Selling the property (after the tenancy has exceeded 12 months)
- Moving into the property (after the tenancy has exceeded 12 months)
- Redevelopment
Tenants can leave with two months’ notice.
2. New rules on rent increases
- Only one rent increase per year
- Must use the new Section 13 process
- Two months’ notice of rent increase required
- Tenants can challenge increases, and newly agreed rents on first letting, at the First-Tier Tribunal
- Rent increases will be delayed by tenant appeals to the First-Tier Tribunal
- Rent bidding and suggesting higher offers is banned
- No more than one month’s rent in advance can be paid
3. Rent Arrears Threshold Raised
Mandatory eviction for arrears now requires three months of unpaid rent, not two.
4. Pets Allowed by Default
Tenants can request pets and landlords must respond within 28 days and cannot refuse unreasonably.
5. New Enforcement Powers for Councils, some from 27 December 2025
Local authorities have stronger, better-funded enforcement powers, including:
- Unannounced inspections
- Demand for documents
- Using data-sharing powers
- Large civil penalties
- Rent repayment orders for misuse of eviction grounds
For initial or minor non-compliance, civil penalties will be up to £7,000 and for serious, persistent or repeat non-compliance, civil penalties will be up to £40,000 or a criminal prosecution.
6. Mandatory Landlord Database & Ombudsman
From late 2026:
- All landlords must register and pay an annual fee
- Properties must be registered before being marketed
From 2028:
- Ombudsman scheme membership becomes compulsory
7. Anti-Discrimination Rules
Bans on:
- “No DSS”
- “No children”
- Withholding information from applicants on benefits