Renters Rights Act 2026: key facts and timelines for landlords

The legal changes planned under the Renters’ Rights Act are finally coming into force. The Act was passed at the end of October last year and the new legislation will be implemented over the next few years.

What are the key timelines for landlords?

The major changes outlined in the Bill will come into effect on 1 May 2026. New legislationcovering minimum housing standards, Awaab’s Law and landlord and property registration will come into force later this year. The Landlord Ombudsman Scheme will go live in 2028. By 2028-2030 landlords must make sure that their properties can meet a minimum EPC standard of C.

After Section 21 Abolishment, how can I serve notice to quit?

The end of “no fault evictions” means that landlords can no longer use a Section 21 notice when regaining possession of their properties.

Going forward, landlords will serve an enhanced Section 8 notice to their tenants. Section 8 requires a specific reason for repossession, which could include the landlord wanting to sell the property or carry out major refurbishments that make the home uninhabitable. Alternatively, the landlord can serve notice because they (or a close family member) want to use the property as their primary residence.

Different notice periods will apply, depending on the grounds for repossession.

How will tenants be protected under the Renters’ Rights Act?

Unless the tenant fails to pay rent for three consecutive months or is guilty of serious anti-social behaviour, notice cannot be served on tenancies that have been in place for less than 12 months. An exception to this is when the mortgage provider wants to repossess the property.

This 12-month period is designed to protect tenants from the costs and inconvenience of an enforced move. However, a tenant can serve notice to quit during this time, giving two months’ notice to align with the date the rent is paid. Landlords cannot sell their property or move in themselves during the protected period, although they can sell to another landlord who is willing to take over the tenancy. 

What will happen now Assured Shorthold Tenancies are no longer permitted?

From May 1st all Assured Shorthold Tenancies (ASTs) will roll over, becoming Assured Periodic Tenancies (APTs). The new legislation applies to both new and existing tenancies but will not cover company lets or rents costing more than £100,000 per annum. 

This means that tenancies will run from month to month, with no fixed end date. The tenancy will continue until the tenant serves notice to quit, or the landlord identifies a legal ground for regaining possession.

Will new and existing tenancies become APTs at the same time?

All tenancies – whether new or established – will switch to APTs on the same day. There are no provisions for phasing in or out of agreements.

Once the law is in place, pre-agreed options to renew or ‘break clause’ within an existing tenancy agreement will cease to apply. It will no longer be possible for new tenancy agreements to include break clauses or options to renew. 

How often can a landlord increase the rent?

Landlords will be able to increase the rent on an annual basis using a Section 13 notice, although any increase proposed must match local market rents. 

The tenant can challenge the amount of rent requested by applying to a First Tier Tribunal. The landlord will need to provide evidence that the new charge is compatible with local pricing. 

Is it still legal to invite applicants to bid against each other for popular properties?

In future, landlords and their agents will not be permitted to ask for, or accept, bids above the advertised price for the rental property. This signals an end to ‘bidding wars’ where the applicant offering to pay the highest rent was awarded the right to rent a property.

Can I continue to ask my tenant for rent in advance?

Advance rent payments, including any shortfall payments are no longer allowed for new tenancies. For existing tenancies where rent is currently paid more than one month in advance (for example quarterly, six-monthly, or annually), tenants can continue with their advance payment schedule for as long as the tenancy lasts. 

Can I continue to impose bans on certain tenants, or tenants renting with pets?

Landlords will no longer be able to uphold blanket bans, such as ‘no pets’, ‘no benefits claimants’ or ‘no children’, unless there is a lawful justification for the ban. For example, if a superior landlord or lease does not allow pets, this is considered a valid reason for the landlord to refuse.

Once the new rules are in place, ‘no pets’ clauses in existing tenancy agreements will cease to be valid. Landlords will still be able to advertise a property as ‘no pets’, but once the tenancy has commenced, they will not be able to ‘unreasonably’ refuse a tenant’s request to keep a pet. 

What is the Decent Homes Standard, and how will it affect lettings law?

Originally introduced to protect social housing tenants, the Decent Homes Standard will now apply to the private rented sector. It includes Awaab’s Law: developed after a mould infestation caused a child’s death. 

Local councils were granted new investigation and enforcement powers in December last year. From 1st May these authorities can impose financial penalties on landlords, agents or company directors without going to court. Potentially dangerous hazards must be dealt with within 24 hours, while mould issues must be addressed within 10 days. 

A minor breach or instance of non-compliance can result in a fine of up to £7,000. Serious or repeated breaches that occur within a five-year period can lead to prosecution or fines of up to £40,000.

What is the PRS Database and the Landlord Ombudsman Scheme?

One of the key structural changes introduced by the Renters’ Rights Act will be the creation of a digital property portal, to include a national database of rental properties. 

Landlords will need to register themselves and upload documents relating to their property’s legal compliance. This information can be accessed by local authorities, and some information will be available to tenants. 

Once the government has compiled the national database of landlords and rental properties, it will go on to launch a mandatory ombudsman scheme for landlords. 

The aim of this service is to resolve tenant disputes more quickly and at lower cost by avoiding court proceedings. Landlords with valid complaints will be supported through the process. 

Where can I get more advice?

The Renters’ Rights Act is not a threat to good landlords, but early preparation and careful attention to detail will be essential to manage the changes. 

If you feel you would benefit from support to keep up to date with compliance and administration, we would love to hear from you. We have been helping London landlords achieve the maximum return on their investments for over three decades, and our experienced lettings staff are always ready to help and advise.