Renters' Rights Act
The Renters' Rights Act: what UK landlords need to know
By Oscar Mustill, Founder of LeaseLink · Last updated 21 October 2026
Quick answer
The Renters' Rights Act replaces fixed-term assured shorthold tenancies with rolling periodic tenancies, abolishes Section 21 “no-fault” evictions, limits rent increases to once a year, gives tenants the right to request pets, and bans discrimination against tenants with children or benefit claimants. Good record-keeping is now essential.
The Renters' Rights Act is the most significant reform of the private rented sector in England in decades. Whether you let one flat or a hundred houses, the way you create, manage and end tenancies has changed. This article explains the headline changes in plain English and suggests practical steps to keep your portfolio compliant. It is general information, not legal advice — always check the latest guidance on GOV.UK before acting.
What happened to fixed-term tenancies?
The familiar assured shorthold tenancy (AST) with a six or twelve-month fixed term is being replaced by a single system of periodic tenancies. Under the new rules, tenancies roll from month to month (or week to week) with no fixed end date. Tenants can end a tenancy with notice, and landlords can only regain possession using specific legal grounds.
For landlords, this means your paperwork matters more than ever. The tenancy agreement, the prescribed information you serve at the start, and your records of the tenancy all need to be in order, because they are what you will rely on if you ever need to seek possession.
Is Section 21 really gone?
The 'no-fault' Section 21 eviction route has been abolished. To end a tenancy you now need a valid ground under Section 8 — for example, serious rent arrears, antisocial behaviour, or because you genuinely intend to sell the property or move into it yourself. Some grounds cannot be used in the first months of a tenancy, and some require longer notice periods than before.
The practical takeaway: keep thorough records. Rent payment history, inspection reports, correspondence about arrears and evidence of antisocial behaviour are what turn a valid ground into a successful possession claim. A paper trail built up calmly over months is worth far more than a scramble for evidence at the end.
How do rent increases work now?
Rent can now only be increased once a year, using the formal notice procedure, and tenants can challenge an increase at the First-tier Tribunal. Rent review clauses buried in tenancy agreements no longer do the job on their own. The Act also restricts demanding large amounts of rent in advance, a practice that had been used to filter out applicants.
Build an annual rent review into your calendar for each property, and keep evidence of local market rents to support the figure you propose.
What about pets, discrimination and the new ombudsman?
Tenants now have the right to request a pet, and landlords cannot unreasonably refuse. Blanket bans on children or benefit claimants are unlawful. A new landlord ombudsman scheme and a private rented sector database mean every landlord will be registered and accountable, with civil penalties for non-compliance.
None of this should alarm a well-run lettings business — but it does raise the cost of sloppy administration.
What should landlords do now?
First, audit your tenancy agreements and make sure new tenancies are set up on the new periodic basis with the correct prescribed information. Second, get your compliance certificates — gas safety, electrical, EPC, deposit protection — organised and diarised, because enforcement is getting tougher. Third, centralise your records: rent schedules, inspection notes, repair history and tenant communications, all in one place, all time-stamped.
Read the official guidance on GOV.UKIf you're a tenant
The Act gives you more security: your tenancy no longer has a fixed end date, your landlord can't evict you without a legal reason, rent can only rise once a year, and you can ask to keep a pet. You can end your tenancy at any time with notice.
How LeaseLink helps
That last point is exactly why we built LeaseLink. Rent tracking, compliance reminders, maintenance records and messaging live in one system, so if you ever need to evidence how a tenancy was managed, it is already there.
- Rent tracking keeps a dated payment history for every tenancy.
- Compliance reminders make certificate deadlines impossible to miss.
- Messages and maintenance records are stored against each property.
Frequently asked questions
When did the Renters' Rights Act come into force?
The main tenancy reforms took effect in England on 1 May 2026. Check GOV.UK for the latest commencement dates for each measure.
Does the Renters' Rights Act apply to existing tenancies?
Yes. Existing assured shorthold tenancies converted to rolling assured tenancies automatically on 1 May 2026 — no new agreements needed.
Can landlords still evict tenants?
Yes, but only by proving a legal ground under Section 8, such as serious rent arrears, selling the property or moving in themselves.
Does the Act apply in Scotland and Wales?
No. The Renters' Rights Act covers England. Scotland and Wales have their own renting laws.
Sources
This article is general information, not legal advice. Check the latest rules on GOV.UK.