Preparing for the Renters Rights Act

The Renters’ Rights Act (RRA) is now law but it does not yet apply to private rented tenancies. It will start to come into force from 1 May 2026, and landlords should start preparing now for the changes it brings.

Find out what you need to know about the Renters’ Rights Act with this comprehensive guide by the NRLA. 

The new Renters’ Rights Act introduces the most significant changes to the private rented sector in nearly four decades. It establishes a host of reforms such as: 

• A new standard tenancy for private renting 
• A Decent Homes Standard and new rules on responding to hazards 
• Changes to advertising and letting practices 
• Limits on when and how much rent can be taken in advance 
• The removal of Section 21 notices for possession 
• Changes to Section 8 grounds for possession 
• Changes to rent increases 
• A new private rented sector database and Ombudsman that landlords must sign up to 
• New offences and civil penalties for landlords who don't comply with these rules 

When will the Renters' Rights Act apply to my tenancies? 

The Renters' Rights Act will come into force in stages, with the first set of reforms applying from 1 May 2026. These reforms include:
 

• Abolishing fixed term assured shorthold tenancies and replacing them with assured periodic tenancies
• Allowing tenants to serve notice to end the tenancy agreement at any time by serving two months notice
• Abolishing Section 21 notices and updating Section 8 possession grounds
• Banning rental bidding wars and changing advertising practices
• Preventing discrimination against tenants on benefits or with children
• Limiting the ways you can increase rent or take rent in advance
• Significant new powers for local authorities to enforce the renal legislation. 

Later in 2026, landlords will begin registering for a new private landlord ombudsman and a private rented sector database. 

At some point in the future the Government will introduce new rules around property standards. This will follow on after consultation.

With demand high and rents continuing to rise, the reasons for being a landlord remain strong in most areas of the country. Most tenants are happy with their landlord’s services, intend to stay long-term, and pay their rent regularly, so problems remain unlikely. 

However, the Act will increase the costs and financial risk to landlords in several ways, including: 

• A higher risk of void periods, particularly in houses in multiple occupation (HMOs) and for student tenancies 
• Changes to possession grounds and the removal of Section 21 will increase delays in seeking possession and the difficulty of successfully gaining possession 
• Delays in implementing regular rent increases 
• Higher civil penalties as well as new offences that could catch out unaware landlords 
• New fees to cover the set-up and running costs and the expected costs of enforcing the rules 
• Rent cannot be paid in advance before signing the tenancy agreement, potentially invalidating existing insurance products

With that in mind, you should be reviewing your portfolio now to answer questions like: