What the new Renters’ Rights Act could mean for landlords

June 3, 2026

The Renters’ Rights Act 2025 is expected to bring some of the biggest changes in many years to England’s private rented sector.

Some came into immediate effect on the 1^st of May, while others are expected to be implemented in stages. These include but are not limited to:

• the abolition of Section 21 of the Housing Act 1988 and its provisions for so-called “no-fault” evictions;

• former assured shorthold tenancies (ASTs) are typically no longer valid and, since the 1^st of May, many automatically converted to assured periodic tenancies – effectively, these are rolling weekly or monthly tenancies with no end date (further reading: Guide to Tenancies);

• landlords wanting to repossess their property must give valid reasons and grant a period of notice (typically 4 months but it can be shorter in specific instances);

• tenants may terminate a tenancy by giving two months’ notice (or shorter by mutual agreement);

• landlords can request a maximum of one month’s rent in advance, but only once a tenancy agreement has been signed;

• landlords may be required to consider requests from tenants to keep a pet and may only be able to refuse in certain circumstances;

• landlords can increase the rent only once a year (and not at all during the first 12 months of a tenancy), and two months’ notice must be given of any increase, subject to the legislation and any applicable tenancy requirements.

How could this affect landlords?

The Renters’ Rights Act introduces significant changes to the way residential tenancies are managed, so landlords may wish to review their existing processes and ensure they remain compliant with the new requirements.

One of the most notable changes is the removal of Section 21 “no-fault” evictions. In future, landlords wishing to regain possession of a property will generally need to rely on specific legal grounds under Section 8 of the Housing Act, such as:

• rent arrears;
• antisocial behaviour;
• a decision to sell the property;
• the landlord intending to move into the property themselves.

The move to assured periodic tenancies means that tenancies no longer have fixed end dates in the traditional sense. Existing assured shorthold tenancies started transitioning to assured periodic tenancies on 1st May 2026. While existing tenancy agreements generally remain in place, some provisions relating to fixed terms and end dates may no longer apply.

As a result of these changes, landlords may need to review their:

• tenant referencing procedures;
• property management arrangements;
• tenancy documentation; and
• landlord insurance and any rent guarantee insurance arrangements. Depending on individual circumstances, changes to possession processes, tenant management responsibilities, and potential legal costs may influence the type and level of cover they consider appropriate.

Your next steps

If you’re a landlord, the Renters’ Rights Act may have implications for the way you manage your property and tenancy arrangements. To keep fully up to date with the changes as they occur, you might want to consult a professional or refer to the latest Government guidance.

Further reading: Landlords, here are 6 ways to get yourself ready for new Renters’ Rights.   

Disclaimer: This article is based on our current understanding of the Renters’ Rights Act 2025 at the time of writing. Legislation, guidance, and implementation dates may change. This information is for general guidance only and should not be relied upon as legal advice.