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                                                          Renters’ Rights Act has now passed into law and will begin to take effect from 1 May 2026.

This legislation introduces significant changes to the private rented sector. To assist you, we have set out below a summary of the key points and how they may affect your tenancy and future management decisions.

Please note that this guidance is intended to be helpful and practical. If you have any specific questions, our team would be pleased to assist you further.

What happens to existing tenancies?

All current Assured Shorthold Tenancies (ASTs) will automatically convert to Assured Tenancies once the Act is implemented.

In practical terms, any fixed end date stated within an existing tenancy agreement will no longer apply. For example, if a tenancy was agreed from 15 July 2025 to 14 July 2026, the end date will no longer be valid after implementation.

Instead, the tenancy will continue until either the landlord or the tenant brings it to an end in accordance with the provisions of the Act.

How can a landlord end a tenancy?

Landlords will still be able to regain possession of their property; however, a valid legal reason will be required.

• Section 21 Notices will be abolished
• Possession will need to be sought using a Section 8 Notice

Valid grounds include (but are not limited to):

• Rent arrears or breach of tenancy
• The landlord wishing to sell the property
• The landlord or a close family member wishing to move into the property

Our experienced team can manage the preparation and service of Section 8 Notices on your behalf.

How much notice must a landlord give?

• Where possession is sought to sell the property or move in, landlords must give 4 months’ notice
• The tenancy must have been in place for at least 12 months before the notice can expire
• For rent arrears, possession may be sought once the tenant is at least 3 months in arrears, subject to the legal process

How much notice must a tenant give?

Tenants will be required to give a minimum of 2 months’ notice to end their tenancy.
The notice must expire at the end of a rent period.

This rule will apply to all tenancies from 1 May 2026, regardless of whether a fixed term was agreed prior to that date.

Rent increases

Landlords will still be able to increase rent once per year to market rent by serving a Section 13 Notice with at least 2 months’ notice.

Please note:

• Any existing clauses allowing for automatic rent increases will no longer be enforceable once the Act is implemented

We can assist with rent reviews and the service of Section 13 Notices.

What if a tenant disputes a rent increase?

If agreement cannot be reached:

• The tenant may apply to the First-tier Tribunal for a determination
• The application must be made before the Section 13 Notice expires
• The increased rent will not be payable until the Tribunal has made its decision

Recent amendments allow the government to decide whether the revised rent is payable from the notice expiry date or from the Tribunal decision date.

Advertising and rent in advance

• Landlords and agents will be prohibited from inviting or accepting offers above the advertised rent
• Only one month’s rent in advance may be taken, and only after the tenancy agreement has been signed

Any rent paid in advance before the Act comes into force is not expected to need to be refunded.

Student lets

Landlords will retain the ability to regain possession of HMOs let to full-time students where the tenancy aligns with the academic year.

Pets

Landlords will not be required to automatically accept pets; however, any refusal must be reasonable.
Disputes may be referred to the Ombudsman.

Landlords will not be permitted to require tenants to obtain or pay for pet insurance.

Ombudsman and landlord register

Landlords will be required to:

• Join a mandatory Ombudsman scheme
• Register with a national landlord database

Further details are awaited, and these schemes are unlikely to be in place by the implementation date.

Property standards

Further guidance is expected on enhanced property standards. The introduction of Awaab’s Law is expected to require prompt and effective action in relation to damp, mould, and condensation, ensuring properties are safe for occupation.

Our support

 We will continue to keep you updated as further details become available. Our team is on hand to help you navigate these changes and ensure ongoing compliance while maximising the performance of your property investment.

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