The Renters’ Rights Act: What Landlords Need to Know

By Paige Symns, Solicitor, Litigation and Dispute Resolution

The Renters’ Rights Act represents one of the most significant reforms to the private rented sector in decades. While much of the public discourse has focused on tenant protections, the implications for landlords are substantial and commercially challenging.

For landlords, understanding the practical impact of these changes is essential to avoid regulatory breaches, delays in recovering possession and unnecessary financial exposure.

The reforms came into force on 1 May 2026 and apply to private rented properties across England. Existing assured shorthold tenancies automatically converted into assured periodic tenancies from that date.

Abolition of Section 21 “No Fault” Evictions

The removal of Section 21 means landlords can no longer regain possession without establishing a statutory ground. In practice, possession claims will instead rely on revised Section 8 grounds, reflecting many of the wider changes first proposed under the Renters Reform Bill. 

The practical effect is that landlords must now approach every tenancy as a potentially long-term arrangement and ensure that their documentation and processes are robust from the outset.

Landlords must now issue a Section 8 notice using one or more statutory grounds for possession and comply with the relevant notice periods, which in many cases are four months.

Importantly, if a tenant does not vacate following expiry of the notice period, landlords must apply to the court for a possession order before recovering possession.

Periodic Tenancies

Fixed term assured shorthold tenancies have been replaced with rolling periodic tenancies. This will reduce certainty over tenancy duration and may make it more difficult for landlords to align possession with financial or investment strategies. As a result, careful tenant selection and thorough referencing has become even more important.

In practical terms, landlords should now consider:

• Tenant affordability checks: Ensuring income and financial stability are properly assessed.
• Guarantor arrangements: Reviewing whether existing guarantor documentation remains fit for purpose.
• Record keeping: Maintaining accurate tenancy records, inspection reports, and communication logs.
• Long-term planning: Preparing for potentially longer occupation periods and delayed possession recovery.

Landlords should also ensure their tenancy documentation properly addresses issues such as deposits and end-of-tenancy obligations, particularly where disputes may later arise over deductions or property condition. See our guidance on tenancy deposit claims.

Tenants are now generally able to terminate their tenancy at any stage by giving two months’ notice, increasing the possibility of unexpected void periods for landlords.

Strengthened Tenant Protections

The reforms introduce stronger tenant protections, including limits on rent increases and restrictions on blanket policies relating to families, benefit recipients or pets. In practice, landlords will face increased scrutiny and will need to ensure that their policies are applied consistently and are capable of objective justification.

Landlords can no longer encourage or accept rental bidding above the advertised rent and must publish a clear asking price when marketing a property.

Tenants also have enhanced rights to request permission for pets, which can only be refused where a landlord has a valid reason.

Compliance Requirements

Alongside these structural reforms, landlords must pay close attention to new and updated prescribed requirements. In particular, landlords should be aware of the requirement to serve tenants with the new prescribed information sheet by 31 May 2026. This document is intended to ensure that tenants are fully informed of their rights under the updated regime.

It is essential that service is properly documented and evidenced. Landlords, especially those with multiple tenancies, would be well advised to audit their current arrangements now to ensure compliance across their portfolio.

Landlords should ensure they:

• Serve the prescribed information sheet before the deadline.
• Retain evidence of service, including delivery receipts or signed acknowledgements.
• Review tenancy agreements to ensure compatibility with the updated regime.
• Check deposit protection compliance and prescribed information requirements.
• Monitor evolving guidance and implementation dates.

Government guidance states that landlords must provide the official prescribed information document itself, rather than simply sending tenants a link to the document online.

Failure to provide the information sheet by the deadline may result in financial penalties, with fines reportedly reaching up to £7,000 for a first offence and significantly higher penalties for continuing breaches.

Potential Pitfalls for Landlords

While the reforms are intended to create a fairer system, they introduce a number of risks if not carefully managed.

Compliance failures are likely to become more common as the regulatory framework becomes increasingly complex. A missed procedural step, whether in relation to notice service, rent increases, or registration requirements, could invalidate a possession claim.

Delays in recovering possession are also likely to increase. In the absence of Section 21, landlords may face longer court timelines and greater evidential burdens. 

Documentation weaknesses present a further risk. Poorly drafted tenancy agreements or inconsistent record keeping may undermine a landlord’s ability to rely on statutory grounds when seeking possession.

Landlords should also be aware that rent increases are now restricted to once per year and must follow the statutory Section 13 process using the prescribed Form 4A.

In addition, local authorities now have expanded investigatory and enforcement powers under the legislation, increasing the importance of proactive compliance management.

How We Support Landlords

The new regime demands a more strategic and legally rigorous approach to property management. As a firm, we work proactively with landlords to minimise risk.

We undertake proactive compliance audits, reviewing tenancy agreements and management practices to ensure full alignment with the evolving legal framework. Where possession is required, we advise on the most appropriate statutory grounds, prepare the necessary notice and manage proceedings efficiently to reduce delay and maximise the prospects of success.

Our wider residential property services also support landlords with ongoing property management and transactional matters.

Given the pace of legislative change, we emphasise the importance of ongoing legal support rather than reactive intervention. Landlords who take early steps to strengthen their documentation, review their tenancy strategies and align their practices with the new compliance framework will be significantly better positioned than those who wait for issues to arise.

Our support includes:

• Compliance audits and tenancy reviews.
• Advice on possession strategy and Section 8 grounds.
• Assistance with notices and court proceedings.
• Guidance on rent increase procedures.
• Ongoing regulatory and portfolio compliance support.

Final Thoughts

While the reforms undoubtedly increase obligations on landlords, they also favour those who operate in a professional and proactive manner. With the right legal support, landlords can continue to manage profitable and compliant portfolios in this new environment.

As further elements of the legislation are implemented, including the proposed private rented sector database and landlord ombudsman scheme, landlords should expect continuing regulatory development over the coming years.

If you would like tailored advice on how the Renters’ Rights Act affects your properties, our specialist property litigation team would be pleased to assist. Please contact us on 020 8891 6141.

Family Mediation Week
26.1.2026 to 30.1.2026

The Family Mediation Council are hosting webinars during Family Mediation Week 2026, helping you to find out more about family mediation.

Monday 26 January, 13.00 – 14.00For the public	Family Separation with Deidre Sanders A Q&A with ‘This Morning’ Agony Aunt Deidre Sanders about family separation and mediation. Register here Find out more here
Tuesday 27 January, 13.00 – 14.00For the public	Practical tips to manage turbulent emotions in separation or divorce A webinar to help you understand and manage emotions during a divorce or separation process. Register here Find out more here
Wednesday 28 January, 13.00 – 14.00For the public	A beginner’s guide to how mediation can help you in separation or divorce: part 1 Children This two-part webinar explores how mediation is a practical, cost-effective way to manage conflict without the drama. It’s about staying amicable, getting organised, and preparing for the next steps. We aim to debunk the myths surrounding family mediation and discuss how it can benefit you and your family when navigating separation. Part 1 focuses on issues relating to arrangements for children. Register here Find out more here
Thursday 29 January, 13.00 – 14.00For the public	3 must-read books for parents navigating separation Interviews with authors Marcie Shaoul, Sarah Smith and Dr Angharad Rudkin about their books that help parents dealing with separation arrangements and post-separation issues, followed by a Q&A with all of the speakers. Register here Find out more here
Friday 30 January, 13.00 – 14.00For the public	A beginner’s guide to how mediation can help you in separation or divorce: part 2 Finance This two-part webinar explores how mediation is a practical, cost-effective way to manage conflict without the drama. It’s about staying amicable, getting organised, and preparing for the next steps. We aim to debunk the myths surrounding family mediation and discuss how it can benefit you and your family when navigating separation. Part 2 focuses on issues relating to finances. Register here Find out more here

In addition to Webinars for the Public, please look at the Webinars available for Mediators and other Family Professionals on the website:

Family Mediation Week 26 – 30 Jan 2026 – Family Mediation Council

Mediation helps you talk to each other, to find solutions that work.

Please contact Lisa Broddle, Accredited Family Mediator, or a member of our Family Law Team in Twickenham and Teddington, on 020 8891 6141 or email familyteam@srb.co.uk.

Family Mediation Week 2025 

The Family Mediation Council are hosting Family Mediation Week from 27 January 2025 to 31 January 2025 for the public, mediators, lawyers, Cafcass officers and for all professional working with families.

The webinars are designed to gain a greater understanding about Mediation Information and Assessment Meetings, Mediation, Child Inclusive Mediation, Co-Parenting, Safeguarding and Mental Health Issues.

All webinars are free to attend. Registration for the webinars will be available on:

• https://www.familymediationcouncil.org.uk/family-mediation-week-2025-timetable/

Here are the webinars for the public to put in your diary:

Monday 27 January, 12.00 – 13.00	The benefits of attending a Mediation Information and Assessment Meeting (MIAM) For the public
Tuesday 28 January, 12.00 – 13.00	Is it possible to mediate with a Narcissist? For the public
Wednesday 29 January, 12.00 – 13.00	What is child-inclusive mediation? For the public
Thursday 30 January, 12.00 – 13.00	The flexibility and power of mediation For the public

Webinars from Family Mediation Week 2024 can be viewed here:

• https://www.familymediationcouncil.org.uk/fmw/all-events/

For further information, please get in touch with a member of the SRB Family Law team in Teddington and Twickenham by telephone on 02088916141 or by email at familyteam@srb.co.uk to arrange a Mediation Information and Assessment Meeting.

Our Expert Legal Guide to Boundary Disputes

Boundary disputes are a common and often complex issue that homeowners and landowners may face, potentially leading to strained neighbour relations and legal challenges. This guide aims to provide a comprehensive overview of what boundary disputes are, the issues they encompass, and the steps you can take towards resolution.

What Are Boundary Disputes?

A boundary dispute is a disagreement between neighbours about the boundary between their properties. Boundary disputes usually arise where there is conflict over land ownership, usage, possession, or boundaries.

Issues include (but are not exclusive to) encroachment, easements, rights of way, shared amenities, adverse possession, land use changes, unclear or conflicting boundaries, ownership claims, inheritance, land grabbing, neighbour relations, and even disputes arising from Japanese knotweed affecting neighbouring properties.

For example, a boundary dispute may arise during the construction of a house extension which could block or narrow shared accessways or encroach into a neighbour’s garden.

It can sometimes be difficult to resolve boundary disputes without the help of a specialist litigation and dispute resolution solicitor, as it may be unclear who owns a particular boundary and, if changes have occurred over time.

How to Resolve a Boundary Dispute

Disagreements between neighbours are common when boundary disputes arise. It is important to communicate calmly and discuss the issue amicably.

1. Seek Expert Legal Advice

Seek advice from a local litigation and dispute resolution solicitor at the earliest opportunity. By instructing your solicitor and instructing them to advise both practically and legally, an early resolution may be reached. This will likely save both neighbours’ legal and surveyor costs as well as time.

2. Collect All Relevant Evidence

Both parties will need to produce any evidence they have in their possession which relates to the position of the disputed boundary.

Clear and convincing evidence may include: a surveyor boundary report, title deeds, property plans, historical records, photographs, recorded agreements or restrictions, to name a few.

3. Hire a Professional Land Surveyor

A suitably qualified surveyor with sound experience in boundary disputes can help determine boundary lines. These specialist surveyors will have experience in mapping, surveying, and preparing expert witness reports for Court.

At Stone Rowe Brewer, we work with local experts to assist our clients in obtaining expert evidence.

4. Adhere to the Pre-action Protocol for Property Disputes

A Pre-Action Protocol for these kinds of disputes has been developed to encourage parties to work together to resolve their boundary disputes early on. It is known as The Boundary Disputes Protocol (‘the Protocol’).

The Protocol aims to assist you to resolve your boundary dispute quickly and keep litigation costs to a minimum. The Protocol helps to ensure that parties involved:

• Exchange sufficient information in a timely manner to minimise the scope of the dispute.
• Understand the importance of appointing professional advisers to make sure their position is protected, where necessary.
• Are aware of Alternative Dispute Resolution (ADR) methods to enable them to resolve their dispute.

5. Attempt to Resolve Your Case Through Negotiation and Mediation

The prospect of amicably negotiating a boundary dispute with a neighbour can be daunting. Key to resolving your boundary dispute is to work together toward a suitable solution.

Our experienced property litigation solicitors are on hand to help you reach a mutually agreeable solution to resolve your case quicker, by providing you with tailored advice.

Is There a Time Limit on Boundary Disputes?

In the context of boundary disputes, understanding the time limits for making claims is crucial. In the UK, the Limitation Act 1980 sets out the time frames within which legal actions must be initiated. A claim for adverse possession (where a person claims ownership of land that they have possessed for a certain period) must generally be made within 12 years if the land is unregistered.

For registered land, the time limit can be somewhat different, with the Land Registration Act 2002 introducing a 10-year period for adverse possession claims in certain circumstances.

However, it’s important to note that the specifics can vary based on the individual circumstances of the dispute, including the nature of the claims and when the disputed facts arose. Early legal advice can help clarify these time limits and ensure that your rights are protected within the relevant legal frameworks.

Settle Your Boundary Dispute: Get the Right Legal Advice

Get in touch with a member of our Commercial Dispute Resolution team, who will are experienced in guiding clients through boundary disputes and helping them to reach a resolution with their neighbours.

A Comprehensive Guide to Settlement Agreements in England & Wales

What Is a Settlement Agreement?

A settlement agreement is a legally binding contract between you and your employer that ends your employment contract on mutually agreed terms. 

Before signing, employees need an independent legal adviser to check your offer is fair and reasonable, negotiate the terms of settlement if appropriate and ensure you understand the implications of signing such an agreement. 

Settlement agreements are usually drafted by your employer and become binding once signed by the employer, employee, and your legal adviser.

What Is the Difference Between a Compromise Agreement and a Settlement Agreement?

The Enterprise and Regulatory Reform Act 2013 made a few changes through which ‘compromise agreements’ were renamed settlement agreements and new provisions (Section 111A) were inserted into the Employment Rights Act 1996 (ERA).

A settlement agreement can be used to end an employment relationship on agreed terms. Unlike a compromise agreement, which could be used to resolve ongoing workplace disputes.

What Is the Process of Entering Into a Settlement Agreement?

Your employer will supply you with a draft settlement agreement. As an employee, you will then need to obtain independent legal advice before signing a settlement agreement.

Your legal fees associated with the independent legal advice are usually paid for by your employer.

If an agreement is reached, then the following must be met in order for the settlement agreement to be comprehensive:

• It must be in writing.
• It must cover any specific dispute you are having.
• It must set out what you and your employer have agreed.
• It must include an ‘Independent Legal Adviser’s Certificate’.

If your employer breaches the agreement after it has been executed (for example, does not make payment in accordance with the settlement agreement) you can claim for breach of contract and should talk to a legal adviser for further guidance.

Negotiating Your Settlement Agreement

Negotiating the terms of a settlement agreement is crucial. This can include the financial compensation amount, non-financial benefits, confidentiality clauses, and terms related to post-termination restrictions. Effective negotiation can lead to a more favourable settlement, especially in cases of unfair dismissal, discrimination, or whistleblowing.

Key Factors Influencing Settlement Amounts

The amount you should expect in a settlement agreement varies greatly and is influenced by several factors, including the strength of your case, the employer’s offer, and the potential outcomes of an employment tribunal. The amount may also reflect compensation for any unlawful treatment you have experienced at work, as well as for non-financial benefits like an agreed reference.

Is a Settlement Agreement Taxable?

The tax treatment of settlement agreements is complex. Generally, payments up to £30,000 can be made without deductions for tax, but this depends on the nature of the payment. This is called a compensation payment or an ex-gratia payment.

The Next Steps: What Does our Independent Legal Advice Entail?

• An in-depth review of the settlement agreement and all associated documentation, such as your contract of employment, notice of termination and redundancy calculations.
• A meeting with you (in-person or virtually) in order to advise you of the main terms and effect of the agreement and implications of signing such an agreement.
• A review of quantum, i.e., ensuring your statutory redundancy pay has been calculated correctly (Statutory Redundancy Calculator) and that the severance payment is within the bracket that we would expect in our experience.
• We will liaise with your employer to finalise the terms of the agreement and facilitate execution of the same.
• We will execute the Independent Legal Advice certificate.

SRB: Get the Right Independent Legal Advice

The prospect of negotiating a settlement agreement can be daunting when faced with unfamiliar circumstances during your redundancy or termination employment. Our experienced solicitors are on hand to help you navigate these negotiations and provide you with tailored advice. At Stone Rowe Brewer, we are here to help.

Get in touch with a member of our Dispute Resolution and Litigation Department, who will act as your independent legal advisers over your settlement agreement.

Family Mediation Week: 22nd & 26th January 2024

There is ever more encouragement to consider Mediation and other non-court processes to resolve family issues. The government continues to support Mediation with the £500 Voucher Scheme.

There are many free seminars: https://www.familymediationcouncil.org.uk/fmw/.

Please click on the links to register your interest:

Monday 22 January 2pm – 3pm	Divorce coaching, mediation and legal advice: how they can work together
Tuesday 23 January 9am – 10am	Everything lawyers always wanted to know about mediation* (*but were afraid to ask)
Tuesday 23 January 5.30pm – 6.30pm	How family mediation can work when dealing with high conflict personalities
Wednesday 24 January 9am – 10am	Language Matters!
Wednesday 24 January 2pm – 3pm	MED ARB – Practice & procedure
Thursday 25 January 9am – 10am	Self-care when managing and working with conflict
Friday 26 January 10am – 11am	How we can utilise neutrals within mediation

The Family Law Team in Twickenham can assist with your family law issues, either as your Solicitor or Mediator, including separation and divorce, division of financial assets, arrangements for children, cohabitation, and nuptial agreements.

Please contact Lisa Broddle, Partner, Head of the Family Team, Solicitor, Family and Collaborative Lawyer or another member of the Team on 020 8891 6141 and at familyteam@srb.co.uk.