The Renters' Rights Act Explained: What Landlords Need to Know
What is the Renters' Rights Act?
The Renters' Rights Act is the government's most significant piece of housing legislation in over a decade. It aims to reform the private rented sector by strengthening tenant protections, raising property standards, and changing the way landlords manage tenancies.
Whether you own one property or twenty, the Act introduces changes that will affect how you let, manage, and maintain your rental homes.
When do the changes come into effect?
The Act received Royal Assent in late 2025, with the main provisions expected to come into force from May 2026. Some elements may be phased in over time, but landlords should be preparing now rather than waiting for deadlines to arrive.
The end of fixed-term tenancies
One of the biggest structural changes is the move away from fixed-term assured shorthold tenancies. Going forward, all new tenancies will be periodic from the outset. This means tenants can give two months' notice to leave at any time, without needing to wait for a fixed term to end.
For landlords, this does not mean losing control. It simply means the relationship with tenants becomes more flexible and ongoing. Good property management and tenant retention become even more important.
Section 21 is being abolished
Section 21, the so-called 'no-fault' eviction route, is being removed entirely. Landlords will no longer be able to end a tenancy without providing a specific reason.
This has understandably caused concern among landlords, but it is important to understand that possession is still possible. Landlords will need to use the updated Section 8 grounds, which include non-payment of rent, antisocial behaviour, the landlord wanting to sell, or the landlord or a family member needing to move in.
Updated Section 8 grounds
The Section 8 possession process has been expanded and updated to give landlords a fair route to regain their property when there is a legitimate reason. Key grounds include:
- Rent arrears of at least two months
- Persistent late payment of rent
- Antisocial behaviour or criminal activity
- The landlord intending to sell the property
- The landlord or a close family member needing to move in
- Major renovation work that cannot be carried out with a tenant in situ
There are also mandatory grounds that the court must grant if the criteria are met, which provides more certainty than the previous system in some scenarios.
Higher property standards
The Act introduces the Decent Homes Standard for the private rented sector for the first time. This means all rental properties must meet a minimum standard in terms of safety, condition, and facilities. Properties that are in poor condition, suffer from damp or mould, or lack basic amenities will need to be brought up to standard.
Landlords who already maintain their properties well are unlikely to be affected significantly, but those with older or neglected stock will need to invest in upgrades.
Awaab's Law
Named after Awaab Ishak, the toddler who died from exposure to mould in social housing, Awaab's Law sets strict timescales for landlords to address hazards such as damp and mould. This is being extended to the private rented sector under the Act.
Landlords will be required to investigate reported hazards within a set timeframe and carry out repairs promptly. Failure to do so could result in enforcement action and penalties.
Changes to rent increases
Under the new rules, landlords can only increase rent once per year and must use the Section 13 process. Rent review clauses in tenancy agreements will no longer be valid for increasing rent. If a tenant believes the proposed increase is above market rate, they can challenge it through the First-tier Tribunal.
This change is designed to prevent excessive or unfair rent hikes, but it should not cause issues for landlords who price their properties in line with the local market.
New rules around tenant selection
The Act introduces restrictions on how landlords select tenants. Blanket bans on tenants receiving benefits or tenants with children will be unlawful. Landlords will still be able to carry out referencing and affordability checks, but decisions must be based on individual circumstances rather than broad exclusions.
Ombudsman and landlord database
All private landlords will be required to register on a new landlord database, which will be publicly accessible. This is intended to improve transparency and help tenants make informed decisions. Landlords will also be required to join an ombudsman scheme, giving tenants a route to resolve complaints without going to court.
Pets in rental properties
Tenants will have the right to request permission to keep a pet. Landlords cannot unreasonably refuse and must respond within a set timeframe. However, landlords can require the tenant to take out pet damage insurance to cover any potential property damage.
What this means for landlords
The Renters' Rights Act is a significant shift, but it is not something to panic about. The core principles of being a good landlord remain the same: maintain your property, treat tenants fairly, stay compliant, and work with professionals who understand the rules.
The landlords who will struggle are those who have been cutting corners on maintenance, relying on Section 21 as a management tool, or ignoring compliance requirements. For responsible landlords, many of these changes simply formalise what they are already doing.
Our view at South Beach Lettings
We have been preparing for these changes for some time and have already updated our processes to ensure our landlords are fully compliant. From tenancy agreements to maintenance procedures, we are making sure everything is in place before the deadlines arrive.
If you are unsure about any aspect of the Act or how it affects your property, we are here to help. We would rather you asked us now than found out later that something was not right.
Final thoughts
Change can feel uncomfortable, especially when it involves legislation that affects your investment. But the rental market is evolving, and landlords who adapt early will be in the strongest position going forward.
The key is preparation, not reaction. Get your properties up to standard, understand the new rules, and work with an agent who keeps you informed and compliant.
Speak to South Beach Lettings
If you have questions about the Renters' Rights Act or want to review your current setup, get in touch with our team. We are always happy to talk things through and make sure you are fully prepared.
