Renters' Rights Act: what landlords need to know now

The biggest overhaul of private renting in England for a generation came into force on 1st May 2026. If you are a landlord with residential tenancies in England, the rules have changed in some cases significantly. Here is what you need to understand, what you should have done already, and what to prepare for next.

What changed on 1st May 2026

The Renters' Rights Act 2025 replaced the assured shorthold tenancy (AST) framework that landlords have relied on since 1988. The headline changes are:

1. Section 21 is abolished: You can no longer serve a Section 21 'no-fault' notice to end a tenancy. To recover possession of your property, you must use a specific legal ground under Section 8.
2. All tenancies are now periodic: Every assured shorthold tenancy that existed on 1st May 2026 automatically converted to an assured periodic tenancy. New tenancies must also be periodic from the start. You cannot agree a fixed term with a tenant.
3. Tenants give two months' notice: Tenants who want to leave can serve two months' notice at any point during the tenancy. There is no minimum period they must stay first.
4. Rent increases are capped to once a year: You can only increase the rent once every 12 months, using a Section 13 notice. You must give at least two months' written notice, and tenants can challenge the proposed increase through a tribunal if they believe it is above market rate.
5. Tenants have the right to request a pet: Tenants can ask in writing to keep a pet. You cannot unreasonably refuse. If you do refuse, you must respond in writing within 28 days and give a reason. You can require the tenant to take out pet damage insurance as a condition of consent.

The information sheet: did you miss the deadline?

By 31st May 2026, landlords with any existing written tenancy were required to give their tenants a copy of the official government information sheet explaining the new rules. Landlords with verbal-only agreements were required to provide a full written statement of the tenancy terms.

Missing the deadline does not void your tenancy, but it does expose you to a civil penalty of up to £7,000. If you have not yet sent the information sheet, do it now. The official document is available on GOV.UK and you must use it as-is - you cannot edit or substitute your own version.

How to recover possession now

Losing Section 21 is the change that concerns most landlords. The good news is that Section 8 has been substantially expanded. The grounds for possession have grown from 17 to 37, including new grounds covering situations such as the landlord or a close family member needing to move into the property.

A few things to know about the new Section 8 process:

1. The notice form has changed: You must now use the new Form 3A. The old Form 3 is no longer valid for any notice served after 1st May 2026.
2. Notice periods vary by ground: They range from no notice at all for serious anti-social behaviour (Ground 14) to four months for property redevelopment or landlord occupation. Pursuing rent arrears under Ground 8 requires four weeks' notice, but only once the tenant owes at least three months of rent.
3. Every case now goes before a judge: The accelerated paper-based route has been abolished. A judge must review every contested possession claim at a formal hearing. Getting your paperwork right from the outset matters more than ever.
4. New tenancies have a 12-month protected period: You cannot use the landlord or family occupation grounds (Grounds 1 or 1A) during the first 12 months of a tenancy.

If you are considering serving a Section 8 notice, it is worth taking advice before you serve, not after. Errors in the notice itself can delay proceedings considerably.

Rent increases: the new process in practice

The Section 13 notice process is now the only lawful route to increase rent for periodic tenants. Here is how it works:

• You may only increase the rent once every 12 months.
• Serve a Section 13 notice in the prescribed form, giving the tenant at least two months' notice before the new rent takes effect.
• The new rent must reflect the open market rate for the property.
• If the tenant considers the proposed increase too high, they can apply to the First-tier Tribunal (Property Chamber) to have it assessed. The tribunal can set the rent at market rate, but cannot set it above the amount you proposed.

The practical implication: if you have not reviewed your rent recently, think carefully before setting an increase that a tribunal might consider above market rate. A well-evidenced, fair increase is much less likely to be challenged.

Furry friends: what the new pet rules mean day to day

Tenants who want a pet must put their request in writing. You then have 28 days to respond, also in writing. You can say yes with conditions such as requiring the tenant to hold pet damage insurance, or you can refuse if you have a genuine reason - for example a lease restriction that prohibits pets, or a property type that makes keeping animals genuinely unsuitable.

Blanket no-pets policies are gone. Keep a paper trail of every request and response. If you refuse without a reasonable ground, you risk a civil penalty.

What is coming next

The Act did not stop at May 2026. Two further phases are on the horizon:

1. A new private rented sector database (expected late 2026): Landlords will be required to register themselves and their properties on a national database. Registration will be a legal requirement, and letting agents will not be able to market a property on behalf of an unregistered landlord.
2. A mandatory landlord ombudsman (2028): All private landlords in England will be required to join a new ombudsman scheme, giving tenants a free route to resolve complaints without going to court.

Both are being phased in, and further detail will follow from government. The NRLA and GOV.UK are the best places to track updates as they emerge.

The bottom line

The Renters' Rights Act represents a genuine shift in the relationship between landlords and tenants in England. Most of the changes are live now. If you have not yet reviewed your tenancy documents, updated your notice procedures, or sent the information sheet to existing tenants, start there.

Running a compliant, professionally managed let has never mattered more. At Moovehub, our fully managed service keeps you on the right side of the rules, handling compliance, rent reviews, and tenant communication on your behalf. Or if you prefer to self-manage, our tenant find service gets the right tenant in place from the start.

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