Renters' Rights Act: a landlord's guide (October 2026)

General information for landlords in England as at October 2026, not legal advice. The Renters’ Rights Act applies to England only; Wales, Scotland and Northern Ireland have their own tenancy laws. Check gov.uk or a qualified adviser for your situation.

The Renters’ Rights Act 2025 changed private renting in England from 1 May 2026: section 21 “no fault” evictions ended, almost all tenancies became rolling (periodic) tenancies, rent can rise only once a year through a formal notice, and rent in advance is capped at one month. A national landlord register is planned to open region by region from December 2026, and a landlord ombudsman later. Here is what changed, what is still to come, and what it means for your paperwork.

Renters’ Rights Act timeline: what is in force?

The government’s Renters’ Rights Act overview is the best place to check for updates.

Is section 21 abolished?

Yes. Since 1 May 2026 you can’t use a section 21 notice, even if the tenancy agreement mentions one. Notices served before then had a short deadline for court claims, which has now passed in most cases. To end a tenancy you now need a ground for possession under section 8, such as:

• Selling the property (ground 1A) or you or close family moving in (ground 1): 4 months’ notice, and not in the first 12 months of the tenancy.
• Serious rent arrears (ground 8): at least 3 months’ rent owed (13 weeks for weekly rent) when the notice is served and at the hearing, with 4 weeks’ notice.
• Antisocial behaviour, breach of the tenancy, or damage to the property: discretionary grounds, where the court decides.

Tenants can still leave with 2 months’ notice at any time.

Periodic tenancies: no more fixed terms

Existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026, and new tenancies can’t have a fixed end date. A tenancy now carries on until the tenant gives notice or you gain possession on a ground. For new tenancies you must give the key terms in writing, and existing tenants with a written agreement had to be given the government’s Information Sheet by 31 May 2026.

Rent increases under the Renters’ Rights Act

• Once a year at most, using a section 13 notice (Form 4A) with at least 2 months’ notice.
• Rent review clauses in agreements no longer work.
• Tenants can challenge an increase at the First-tier Tribunal, which can’t set a rent above the market rate.
• Adverts must show a set asking rent, and you can’t ask for or accept offers above it.
• Rent in advance is capped at one month, payable once the agreement is signed. Deposit caps (5 weeks’ rent in most cases) are unchanged.

Keep a clear record of what is paid and when. Our free landlord dashboard tracks rent, issues receipts and drafts late-rent letters; see our rent receipt guide and late rent letter guide.

Pets, benefits and children

Tenants can ask to keep a pet, and you must consider the request and answer in writing, normally within 28 days. You can only refuse for a good reason. You also can’t refuse someone, or advertise that you won’t let to them, because they receive benefits or have children.

The landlord database and ombudsman

Every private landlord will need to register themselves and each property on a new government database, with a fee. Trade bodies report that the service opens on 15 December 2026, starting with the West Midlands, with other regions following over the next year. Check gov.uk for your region’s date before relying on it. A landlord ombudsman, which tenants can complain to, is expected to require membership from 2028.

Fines and enforcement

Councils can now fine landlords up to £7,000 for many breaches (such as using a section 21 or discriminating against tenants) and up to £40,000 for serious or repeated ones, and tenants can claim rent repayment orders in more situations. Keep your certificates up to date: see our landlord safety certificates guide.

What the Act means for inventories

With no fixed end dates, tenancies run longer and the check-in may be years old by the time a tenant leaves. Possession for damage, and deposit deductions, still depend on showing what changed. That makes the record more important:

• Do a detailed check-in inventory with dated photos, signed by the tenant.
• Do regular mid-tenancy inspections, giving at least 24 hours’ written notice, so problems are spotted early and fair wear and tear is easy to judge over a long tenancy.
• At the end, compare the check-out with the check-in item by item.

With DIY Inventory you can do each of these on your phone for £30 a report. Inspections and check-outs can start from the earlier report and show what changed, with photos side by side.

Questions

Updated 27 October 2026