The Renters’ Rights Act, also referred to as the Renters’ Rights Bill, will end no-fault evictions and rebalance the rights of tenants and landlords. With 11 million private renters and 2.3 million landlords in England, the new law is set to improve the current system. It aims to reduce the risk of homelessness and give renters more security and stability. But what does the Renters’ Rights Act mean for you as a landlord?
The rental market is set to be reformed under these new rules, and here’s what you need to know as a landlord.
What are some of the Renters’ Rights Act changes?
Want to know what changes under the Renters’ Rights Act are coming into effect? We’ve highlighted some of the key changes below:
- Abolishing section 21 evictions
- As a landlord you will need a legal reason to evict your tenant(s) using a section 8 notice
- You can only ask for 1 month’s rent in advance
- You can only increase the rent once a year (giving at least 2 months’ notice)
- You will provide a periodic tenancy
- A Private Rented Sector Database will be introduced
Some of the changes are set to come into place from 1 May 2026, and we cover more on what these changes involve for landlords below.
Section 21 evictions will be abolished
To provide more security for tenants from poor practices or unfair rent increases without fear of eviction, ‘Section 21’ will be abolished. Landlords must instead use a ‘Section 8’ ground for possession.
Rent payments in advance
A landlord will only be able to ask for up to one month’s rent in advance once a tenancy agreement has been signed. The purpose of this change is to end the practice of landlords demanding large amounts of rent upfront, which can push tenants to their financial limits and prevent them from moving.
Rent increases to be capped at once a year
Rent increases from landlords will only be allowed once per year, in line with the market rate. To increase the rent on a property, a section 13 notice will need to be served. This should set out the new rent and provide the tenant(s) with at least 2 months’ notice before it takes effect.
Periodic tenancies will be introduced
Fixed-term assured tenancies are to be removed under the Renters’ Rights Act. Fixed-term tenancies mean renters are obliged to pay rent regardless of whether a property is up to standard. They can also reduce flexibility for tenants in response to changing circumstances - for example after a relationship breakdown, taking up a new job or buying a first home. Periodic tenancies will also apply to students living in private rented accommodation.
All tenancies will become periodic, meaning tenants can stay in their home until they decide to end the tenancy - they will need to give only two months’ notice. This is designed to help prevent tenants being trapped paying rent for substandard properties and to offer more flexibility to respond to changing circumstances.
Private Rented Sector Database
A new Private Rented Sector Database will be introduced under the Renters’ Rights Act. Landlords will be legally required to register themselves and their properties on the database, and may face penalties if they market or let a property without registering.
The database will have several purposes, including:
- Providing a ‘one stop shop’ for landlords to access relevant guidance
- Increasing transparency and information available to tenants before they decide to rent a property
- Giving local councils more data about private rented sector properties
The changes under the Renters’ Rights Act (also known as the Renters’ Rights Bill) are set to improve the experience for both landlords and tenants. For tenants, it should improve standards and security, particularly for those who have dealt with rogue landlords in the past. For responsible landlords, these changes can help build reputational trust and remove unfair competition. The sector will become more regulated for both tenants and landlords, and the changes brought in by the Renters’ Rights Act should have benefits for everyone in the renting market.