The Renters’ Rights Act: What Landlords Need to Know

By Paige Synms, 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.

Row of terraced houses in UK

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.