Renters' Rights Act: What Landlords Need to Know in 2026

The Renters' Rights Act 2025 changed the rules for every private landlord in England. Since 1 May 2026, section 21 "no fault" evictions are gone, fixed terms have been replaced by rolling periodic tenancies, rent can only go up once a year through a formal notice, and rental bidding, large upfront rent payments and blanket bans on tenants with children or on benefits are illegal. More is coming: a national landlord register starts rolling out on 15 December 2026, a landlord ombudsman is expected in 2028, and a new Decent Homes Standard applies by 2035. Below is what changed, what is still ahead, and a checklist to work through.

What the Act is and where it applies

The Renters' Rights Act received Royal Assent on 27 October 2025. The government's guidance for landlords is marked "Applies to England", and housing is a devolved matter, so Wales, Scotland and Northern Ireland keep their own tenancy laws. Only a narrow set of anti-discrimination provisions is being extended to Wales and Scotland. If your rental is in England, the rules below apply to you.

What changed on 1 May 2026

The government's overview for landlords states that the main changes "came into effect on 1 May 2026". Existing tenancies became assured periodic tenancies too, not only new ones.

Sources: gov.uk overview for landlords, gov.uk guide to the Renters' Rights Act, implementation roadmap.

Evictions now need a ground

Landlords can no longer use the section 21 process. To regain possession you serve a section 8 notice that cites one of the grounds in the law. Selling the property and moving in yourself or a family member are grounds, but they cannot be used in the first 12 months of a tenancy, and the overview says the notice period "in many cases" is 4 months. The court will also only grant possession if the deposit protection rules have been met, so check your deposit paperwork now rather than when a problem comes up.

Rent increases once a year

The overview says landlords "cannot increase rent more than once a year", and the increase must be proposed on Form 4A with at least two months' notice. Tenants can challenge an increase they think is above the open market rent at the First-tier Tribunal, and the government's September 2026 announcement confirms tenants do not pay the higher rent until the tribunal decides. Setting a fair market rent at the start matters more than before.

Advertising and letting

Adverts now carry a stated rent. The guide is clear that landlords cannot be "asking for, encouraging, or accepting any bids above this price." Upfront rent is capped at one month (or 28 days for shorter rental periods), and you cannot take rent before the agreement is signed. You also cannot refuse tenants because they have children or receive benefits.

Pets

A tenant can ask to keep a pet, and the roadmap gives landlords an initial 28 days to consider the request. You can only refuse with a valid reason, so record your reasoning in writing.

The Information Sheet

Landlords with a written tenancy agreement had to give existing tenants the government's Information Sheet by 31 May 2026, according to the March 2026 announcement. Landlords with only a verbal agreement had to provide a written summary of the key terms by the same date. If you missed it, do it now.

What is still coming

Sources: September 2026 announcement, implementation roadmap, Decent Homes Standard government response, Awaab's Law consultation.

The register matters because the guide says landlords who do not register "will not be able to get a possession order", and registration numbers will have to appear on adverts.

Penalties for getting it wrong

According to the guide, a first or minor breach can bring a civil penalty of up to £7,000, and serious or repeat breaches up to £40,000. The overview adds that the maximum rent repayment order has doubled from one to two years' rent. These are maximums, but they show why it is worth checking your process now.

Landlord checklist for the Renters' Rights Act

• Confirm your tenancy agreements no longer rely on an end date or a section 21 exit
• Check that every deposit is protected, since possession depends on it
• Confirm the Information Sheet or written terms went to every existing tenant
• Plan any rent increase through Form 4A, once a year, with 2 months' notice
• Update adverts: one stated rent, no bidding, nothing that excludes tenants with children or on benefits
• Collect no more than one month's rent upfront, and only after signing
• Set a written process for answering pet requests within 28 days
• Diarise the register opening for your area and the 14 November 2027 deadline
• Start planning for the Decent Homes Standard and keep repair records

Many of the basics still apply whatever the country: our first-time landlord checklist, how to screen tenants and how much rent to charge cover screening, pricing and set-up principles that carry over, even though their legal examples are from the US.

Do it with Blurben

Blurben is an AI real-estate companion on WhatsApp and iMessage. It works alongside landlords, renters and investors from finding the place, through checking the tenancy agreement, to connecting with local services such as letting agents, cleaners and inspectors. Ask it to walk you through this checklist for your property, draft a clear advert with a single stated rent, or plan ahead for the register opening in your area. Ask Blurben on WhatsApp or iMessage at any step.

This article is general information about the law in England, not legal advice. Rules and dates can change; check the latest gov.uk guidance or speak with a qualified adviser before acting.