The Renters’ Rights Act is now in force across England, bringing the biggest changes to the private rented sector in decades.

Since 1 May 2026, landlords have been operating under a completely new framework. Section 21 has been abolished, fixed term assured shorthold tenancies have ended, and most assured tenancies now operate under a periodic tenancy model.

While much of the discussion around the Act has focused on stronger protections for tenants, landlords still retain the ability to regain possession of their property in a range of circumstances. The key difference is that possession must now be based on a specific legal ground.

Who Do These Changes Apply To?

The changes introduced by the Renters’ Rights Act apply to most residential tenancies that fall under the Housing Act 1988. However, not every tenancy is affected.

Certain tenancy types remain outside the scope of these reforms, including company lets and tenancies where the annual rent exceeds £100,000, as these are generally not governed by the Housing Act 1988.

If you are unsure whether your tenancy is affected by the new legislation, it is important to seek professional advice before taking any action.

Here’s what landlords need to know.

Section 21 Has Gone

The biggest headline change is the abolition of Section 21 of the Housing Act 1988, also known as “no-fault” evictions.

Landlords can no longer ask a tenant to leave without relying on a valid ground for possession. Instead, they must use one or more of the statutory possession grounds available under the Housing Act 1988, as amended by the Renters’ Rights Act 2025.

The government has published guidance setting out the full list of possession grounds, including landlord occupation, sale of the property, rent arrears, anti-social behaviour, redevelopment, student accommodation and other specific circumstances.

You can view the full government guidance on possession grounds here: https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and-letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents

All Tenancies Are Now Periodic

Fixed-term assured shorthold tenancies have effectively been replaced by a single system of periodic tenancies.

Rather than ending automatically after a pre-agreed term (e.g. commonly six or twelve months), tenancies will now continue until either:

• The tenant(s) choose(s) to leave;

• The landlord successfully gains possession using a valid legal ground; or

• Both parties agree to end the tenancy.

This gives tenants greater flexibility while requiring landlords to think more strategically about future plans for their property.

Tenants Can Leave At Any Time With Two Months’ Notice

One of the most significant changes for landlords is that tenants can now end the tenancy by giving two months’ notice, including early in the tenancy.

There is no minimum fixed period that a tenant must remain in occupation.

For landlords, this means void periods may become less predictable and proactive marketing and tenancy management become even more important.

Landlords Cannot Use Selling Or Moving-In Grounds During The First 12 Months

Many landlords are unaware of an important safeguard built into the legislation.

Although landlords can regain possession to:

• Move into the property themselves (Ground 1); or

• Sell the property (Ground 1A);

Although notice may be served during the first 12 months, it cannot expire before the 12-month protected period has ended.

In addition, landlords must provide a minimum of four months’ notice when relying on these grounds.

As a practical matter, landlords should plan well ahead, as notice may need to be served so that it expires no earlier than the end of the 12 month protected period, and a minimum four month notice period applies. 

New Restrictions Following Sale Or Moving-In Possession Claims

The government has also introduced robust anti-abuse measures to protect tenants from being wrongly displaced.

Any property recovered using the selling or moving in grounds is subject to a 12-month restriction on reletting or remarketing after the tenancy has ended. Landlords should therefore be confident that their plans are firm before serving notice on either ground.

Rent Increases Are Now Standardised

Landlords can no longer rely on contractual rent review clauses.

Instead, rent increases must be carried out using the statutory Section 13 process.

Key points include:

• Rent can generally only be increased once per year;

• At least two months’ notice must be provided;

• Tenants can challenge increases through the First-tier Tribunal if they believe the proposed rent exceeds market value.

For this reason, landlords should ensure any proposed increase is supported by comparable local evidence.

Rental Bidding Is Banned

The Act also introduces a ban on rental bidding wars.

Properties must be advertised at a clear asking rent and landlords or their agents cannot encourage or accept rents above this amount

This is intended to improve transparency and affordability across the market.

New Rules On Rent In Advance

Under the Act, landlords and agents cannot ask for, encourage, or accept rent before the tenancy agreement has been signed by all parties. Once the tenancy agreement has been signed, landlords can usually request the first month’s rent before the tenancy starts, but they cannot accept more than one month’s rent in advance. After the tenancy has started, rent is payable on the agreed due date.

Tenants Have A New Right To Request A Pet

Tenants can now formally request permission to keep a pet. Landlords cannot unreasonably refuse such requests and must consider them fairly. Although proposals to require tenants to obtain pet damage insurance were considered during the passage of the legislation, these were not included in the final Act.

Stronger Anti-Discrimination Protections

The Renters’ Rights Act introduces stronger protections to help ensure tenants are treated fairly during the letting process.

Landlords and letting agents must not operate blanket bans against prospective tenants simply because they have children or receive benefits. Instead, each application should be considered on its own merits, taking into account the applicant’s individual circumstances and ability to meet the tenancy obligations.

These measures are intended to promote a fairer and more inclusive private rented sector while still allowing landlords to carry out appropriate referencing and affordability checks.

What’s Still To Come?

While many of the key provisions of the Renters’ Rights Act are now in force, Further elements of the reforms are expected to be implemented in stages.

The Government is expected to introduce a new Private Rented Sector (PRS) Database, providing a central register of landlords and rental properties, along with a National Landlord Ombudsman, which will offer tenants a route to resolve complaints without going through the courts.

We will continue to monitor these developments and keep our landlords informed as further details and implementation dates are announced.

What Should Landlords Do Now?

The Renters’ Rights Act represents a significant change, but it does not remove landlords’ rights.

Successful landlords will be those who:

• Understand the new possession grounds;

• Plan further ahead when considering sales or personal occupation;

• Keep thorough records;

• Review tenancy documentation and processes;

• Stay compliant with the latest regulations.

At Ladybird Living, we help landlords navigate the new rules, remain compliant and make informed decisions about their investments.