The Renters' Rights Act Is Now Law — Here's What Every UK Landlord Must Do Right Now

It's no longer a bill. It's no longer 'coming soon'. As of 1 May 2026, the Renters' Rights Act 2025 is in full force — and if you haven't adjusted how you manage your rental property, you're already behind.

This isn't a scare story. It's a practical guide. Below, we break down exactly what has changed, what it means for you as a landlord, and the specific steps you need to take now to stay compliant, protect your income, and avoid the growing list of penalties.

What Is the Renters' Rights Act 2025?

The Renters' Rights Act received Royal Assent on 27 October 2025 and its main provisions came into force on 1 May 2026 — covering both new and existing tenancies from that date. It is the biggest overhaul of the private rental sector in England in nearly 40 years.

The Act abolishes Assured Shorthold Tenancies (ASTs) and replaces them with a new type of rolling tenancy. It strips out the mechanisms that landlords used to use to end tenancies without giving reasons. And it gives tenants a wide set of new rights that councils now have enhanced powers to enforce.

Here is everything that has changed — and what you need to do about each one.

1. Section 21 'No-Fault' Evictions Are Gone

This is the headline change. From 1 May 2026, you can no longer serve a Section 21 notice to end a tenancy. There are no exceptions and no transitional period for existing tenancies — the law applies immediately to everyone.

What this means in practice: if you want to regain possession of your property, you must now rely on Section 8 grounds. The permitted grounds have been updated and expanded under the Act, but you must have a valid, specific reason — and you must be able to evidence it.

The main grounds landlords are now relying on include:

•       Significant rent arrears (at least 3 months' worth)

•       Persistent late payment of rent

•       Anti-social behaviour by the tenant

•       The landlord wishes to sell the property (4 months' notice required)

•       The landlord or a close family member intends to move in (4 months' notice required)

•       The tenant has breached their tenancy agreement

Action required: Review your tenancy agreements and make sure your Section 8 grounds are clearly documented. If you've been relying on Section 21 as a 'backstop', you need a new eviction strategy.

Note: landlords are now banned from evicting a tenant during the first 12 months of a tenancy, even on valid grounds. Build this into your planning when taking on new tenants.

2. All Tenancies Are Now Periodic (Rolling)

Fixed-term tenancies no longer exist in the private rented sector. From 1 May 2026, all tenancies — including existing ones — automatically become Assured Periodic Tenancies (APTs). These roll on monthly or weekly with no fixed end date.

For tenants, this means they can leave at any time with two months' notice. For you as a landlord, this means:

•       You cannot lock tenants in for a minimum period (though practically, they'll give notice before leaving)

•       You cannot use the 'end of the fixed term' as a reason to regain possession

•       Your tenancy agreement needs to reflect the new APT structure — any document still referring to a 6 or 12-month AST is now out of date

Action required: Update your tenancy agreement template immediately. Do not use old AST agreements — they are no longer legally valid for new lettings.

3. Rent Increases: New Rules and Tenant Challenge Rights

Landlords can now only raise rent once every 12 months. You must use a formal Section 13 notice to do so, and you must give at least two months' written notice before any increase takes effect.

Tenants now have an explicit statutory right to challenge any rent increase they believe is above the market rate by referring it to a First-tier Tribunal. The Tribunal can only adjust the rent — it cannot reduce it below the current level — but the process is now much more accessible for tenants.

Bidding wars are also outlawed. You must advertise your property at a fixed asking price and cannot accept or solicit offers above that amount.

Action required: Make sure any rent review process uses the correct Section 13 notice. Keep a record of market evidence (comparable rents) to support your increases in case of a Tribunal challenge.

4. Upfront Rent Payments Are Capped

You can no longer ask for more than one month's rent in advance. Requesting two, three, or six months upfront — a practice some landlords used to screen tenants or manage risk — is now unlawful.

Tenancy deposits remain capped at five weeks' rent (or six weeks' for properties with an annual rent above £50,000). These rules were already in place but are reinforced under the new regime.

Action required: Review your lettings process. If your standard practice includes requesting multiple months upfront, change it now.

5. Pets: You Can No Longer Refuse Without Good Reason

Tenants now have a legal right to request permission to keep a pet in their rental home. You must consider any such request fairly and cannot refuse without a reasonable justification.

Acceptable reasons for refusal might include the type of property (for example, a leasehold flat where your own lease prohibits pets), or a specific concern about the animal in question. A blanket 'no pets' policy in your tenancy agreement is no longer enforceable.

To protect yourself, you can require tenants to take out pet insurance — the Act allows landlords to make this a condition of granting permission.

Action required: Remove blanket 'no pets' clauses from your tenancy agreements. Create a simple written process for handling pet requests, and consider adding a pet insurance requirement.

6. Discrimination Based on Benefit Status or Family Status Is Now Illegal

It is now unlawful to refuse a tenancy application solely because the applicant receives housing benefit or Universal Credit, or because they have children. This has been common practice across the sector for years — it is now a criminal offence.

This applies to your advertising as well. Listings that say 'no DSS' or 'no children' are unlawful and must be removed immediately from any platforms you use.

Action required: Audit your current property listings and remove any discriminatory language. Update your tenant referencing criteria to ensure income-based assessments are applied equally regardless of how income is received.

7. A New Private Rented Sector Database Is Coming

The Act creates a new mandatory national database of private landlords and rental properties in England. Registration will be required for all landlords, and the database will be rolled out gradually by area from late 2026.

Being registered on the database is a prerequisite for serving valid notices — including Section 8 notices — once the database is live in your area. Landlords who fail to register may also face financial penalties.

Action required: Watch for communications from MHCLG about when the database launches in your area. Register promptly when the system opens. Do not wait.

8. A New Private Landlord Ombudsman

A new independent Private Rented Sector Ombudsman will be established under the Act. Membership will be mandatory for all private landlords (not just those using letting agents, who already had access to redress schemes).

The Ombudsman will handle tenant complaints, investigate disputes, and issue binding decisions — including requiring landlords to pay compensation. It is designed to give tenants a route to challenge poor treatment without going to court.

Details on the launch timeline are still being confirmed, but membership will eventually be a legal requirement. Landlords who operate without being registered could face penalties.

Action required: Keep an eye on the government's implementation roadmap. Failing to join when membership opens will be a compliance breach.

9. Awaab's Law Is Being Extended to Private Rentals

Awaab's Law — which requires social landlords to fix dangerous damp and mould within fixed timeframes — is being extended to the private rented sector. A consultation on the detail is underway.

In parallel, the government has confirmed plans to introduce a Decent Homes Standard for private rentals for the first time, and a new energy efficiency requirement that all privately rented homes must reach EPC rating C or better by 2030.

These changes are not yet in force, but they are coming. If your properties have unresolved damp, mould, or low EPC ratings, start planning now.

What Happens If You Don't Comply?

Enforcement of the new rules sits with local councils, who now have significantly strengthened investigatory powers. Councils can issue financial penalties of up to £7,000 for certain breaches, and up to £40,000 for the most serious violations — including illegal evictions and repeated offences.

Rent Repayment Orders (RROs) have also been strengthened. Tenants can now apply to a tribunal to recover up to 12 months' rent from landlords who break the law. The circumstances in which RROs can be applied have been expanded under the Act.

Landlords with a track record of non-compliance can also be placed on a banning order register — making it unlawful for them to rent out property at all.

Your Compliance Checklist: Do These Now

Here's a quick summary of what you should action immediately:

•       Update your tenancy agreement to remove AST references and reflect the APT structure

•       Remove Section 21 from your eviction strategy — familiarise yourself with valid Section 8 grounds

•       Ensure any rent increases use the correct Section 13 process with two months' notice

•       Remove all 'no DSS' and 'no children' language from your listings and communications

•       Review your upfront payment process — cap it at one month's rent

•       Update your pet policy to allow requests and set a fair review process

•       Prepare to register on the new landlord database when it launches in your area

•       Keep an eye on Awaab's Law extension and EPC upgrade requirements — plan ahead

Need Help Staying Compliant?

At Circle Doors, we help landlords navigate exactly this kind of change — with plain-English guidance, practical tools, and compliance resources you can actually use.

Whether you need updated tenancy agreement templates, a compliance review for your portfolio, or step-by-step guidance on the new Section 8 grounds, we've got you covered.

Explore our Compliance Library, or contact us for a consultatio — we're here to make sure you stay on the right side of the law, without the overwhelm.

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