Renters’ Rights Act: A Practical Guide for Tenants and Landlords

How the Renters’ Rights Act Is Changing Renting in England

The rental sector in England has undergone its biggest legislative change in a generation. The Renters’ Rights Act introduces significant reforms that affect both tenants and landlords, changing how tenancies operate, how possession can be regained, and how rents can be reviewed.

The main tenancy reforms came into effect on 1 May 2026. From that date, most private rented tenancies became assured periodic tenancies, and landlords could no longer serve new Section 21 notices. (Source: GOV.UK)

Whether you rent a property, own a buy-to-let investment or are considering entering the rental market, understanding these changes is essential.

In this article, we explain the key changes in straightforward terms and outline what they mean for tenants and landlords alike.

What Is the Renters’ Rights Act and Why Was It Introduced?

The Renters’ Rights Act aims to create a fairer private rented sector by improving security for tenants while providing landlords with a clearer framework for managing their properties.

The Government introduced the legislation in response to concerns about housing insecurity, property standards and the balance of rights and responsibilities between landlords and tenants.

Here are some of the key changes:

• Section 21 no-fault evictions have been abolished, with landlords now required to use the Section 8 possession process and rely on a recognised legal ground.
• Periodic tenancies have become the standard, replacing fixed-term assured shorthold tenancies.
• Tenants generally need to give two months’ notice when ending an assured periodic tenancy.
• Landlords must give tenants four months’ advance notice.
• Rent increases must follow a standardised process, creating greater consistency and transparency.
• Tenants have the right to request a pet, with landlords required to consider requests reasonably.
• Protections against discrimination have been strengthened, helping to create fairer access to rented housing.
• Landlords and letting agents face increased compliance requirements, with a greater focus on record-keeping, property standards and legal obligations.
• New restrictions on rent in advance have been introduced, changing how upfront rental payments can be requested.

The exact process will depend on the tenancy and individual circumstances, so tenants and landlords should check the latest guidance or seek professional advice before serving notice.

What the Renters’ Rights Act Means for Tenants

For many renters, the legislation provides greater security and more confidence when planning for the future.

Greater Security in Your Home

Perhaps the most widely discussed change is the end of Section 21 no-fault evictions.

In the past, landlords could regain possession of a property without having to give a specific reason, provided they followed the correct legal process.

Since 1 May 2026, landlords have been required to use a Section 8 notice when seeking possession. The notice must identify a valid ground for possession, such as the landlord intending to sell the property, the landlord or a close family member moving in, serious rent arrears, antisocial behaviour, or another breach of the tenancy.

This gives tenants greater certainty because landlords must explain why possession is being sought. However, it does not prevent a landlord from recovering the property where a valid ground applies, and the correct process is followed.

Periodic Tenancies Become the Norm

Most private rented tenancies are now periodic, sometimes called rolling tenancies. This means tenants are not tied to a fixed end date and can remain in the property while they meet the terms of the agreement and no valid possession ground applies.

For renters, this offers:

• More flexibility
• Greater housing stability
• Less pressure to renew fixed-term contracts
• Better long-term planning

Tenants generally need to give two months’ written notice to end an assured periodic tenancy and must continue paying rent during that period unless an earlier end date is agreed in writing.

In a joint tenancy, notice from one named tenant can usually end the tenancy for everyone, even if the others do not agree.

New Rules Around Rent Increases

The Act introduces a more structured approach to rent reviews.

Landlords can generally increase the rent only once every 12 months. They must use the prescribed process and give the tenant at least two months’ notice of the proposed increase.

Tenants have the right to challenge increases they believe are above the open market rent through the First-tier Tribunal.

This creates greater transparency around rent reviews and reduces the risk of unexpected or repeated increases during the year.

Pets and Tenant Rights

Many renters have previously struggled to secure accommodation if they owned pets.

The legislation allows tenants to request permission to keep a pet, and landlords must consider those requests. While approval is not automatic, landlords should provide a reason if a request is refused.

What the Renters’ Rights Act Means for Landlords

While much of the discussion has focused on tenant protections, landlords still retain important rights under the new system.

The key difference is that successful property management will increasingly depend on compliance, documentation and proactive communication.

Understanding Periodic Tenancies

Many landlords have historically relied on fixed-term tenancy agreements.

Under the new framework, most private rented tenancies are assured periodic tenancies. This means they continue on a rolling basis rather than having a fixed contractual end date.

While this may initially seem unfamiliar, it does not prevent landlords from managing their investments effectively.

Landlords can still recover possession under specific legal grounds where appropriate. They must, however, use the correct Section 8 process and provide the required notice.

Possession Is Still Possible

A common misconception is that landlords can no longer regain possession of their properties. This is not the case.

Section 8 notices have replaced Section 21 notices. Landlords must rely on a valid possession ground, such as selling the property, moving in, rent arrears, antisocial behaviour, or a breach of the tenancy agreement.

Notice periods vary depending on the ground used. Selling or moving in generally requires four months’ notice, and the tenancy must usually have lasted at least 12 months before possession can take effect. Shorter notice periods may apply where the tenant has breached the agreement.

Accurate records and clear communication are more important than ever.

Managing Rent Reviews

The legislation introduces a more formal rent review process.

Landlords should ensure any proposed increase reflects local market conditions and is supported by evidence. They must follow the prescribed process, provide the correct form and give at least two months’ notice.

A transparent approach is more likely to support a positive landlord and tenant relationship and reduce the risk of disputes.

Staying Compliant

The rental sector is becoming increasingly regulated.

Landlords should review:

• Tenancy agreements
• Property compliance certificates
• Communication procedures
• Property maintenance schedules
• Record-keeping systems
• Section 8 notice procedures
• Tenant and landlord notice periods

Working with an experienced letting agent can help ensure ongoing compliance and reduce administrative pressures.

You may also find our article on Bills When Renting helpful, particularly when understanding landlord and tenant responsibilities relating to household costs and tenancy arrangements.

Frequently Asked Questions About the Renters’ Rights Act

Does the Renters’ Rights Act apply to all rented properties?

The legislation primarily affects the private rented sector in England. Different rules may apply to social housing, student halls, lodgers and certain other accommodation arrangements, so professional advice should be sought where necessary.

Can landlords still evict tenants?

Yes. Landlords can still seek possession where a valid legal ground applies, but new Section 21 notices can no longer be used. Landlords must use a Section 8 notice, give the correct amount of notice, and follow the required legal process.

Are fixed-term tenancies ending?

Most assured shorthold tenancies became assured periodic tenancies on 1 May 2026. New assured tenancies created from that date are also periodic and do not have a fixed contractual end date.

Tenants generally need to give two months’ written notice when they want to leave. Where the tenancy is held jointly, notice served by one tenant can usually end the tenancy for all named tenants.

How often can rent be increased?

Under the new framework, rent can generally be increased once every 12 months through the prescribed process. The landlord must provide at least two months’ notice, and tenants can challenge an increase that is above the open market rent.

Can tenants keep pets?

Tenants can request permission to keep a pet. Landlords must consider requests and should provide a reason if permission is refused, although approval is not guaranteed in every situation.

What should landlords do now?

Landlords should review tenancy documentation, understand the Section 8 possession grounds, check the notice period that applies to each ground and ensure all compliance obligations are met.

They should avoid relying on old Section 21 templates or assuming that a standard notice period applies in every situation. Professional advice should be obtained where the correct possession ground or notice period is unclear.

Need Advice on Renting or Letting a Property?

The Renters’ Rights Act brings major changes for tenants and landlords.

For tenants, the changes mean giving two months’ notice and understanding that one joint tenant’s notice can usually end the tenancy for everyone.

For landlords, Section 8 is now the main possession route, with the notice period depending on the legal ground being used.

Readings Property Group can help you understand your responsibilities, serve or respond to notice, and manage your property with confidence.

Get in touch with our team today.