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A landlord’s guide to the Renters’ Rights Act

The Renters’ Rights Act is the most significant piece of legislation to affect the private rental sector in nearly 40 years. Designed to increase security for tenants, it brings in new rules on tenancies, evictions, pets, and rent increases. Here are the key changes landlords need to know about.

Updated: 19.06.26

By Heath Alexander-Bew

This content was factually correct when written but may not reflect current developments or information.

What is the Renters’ Rights Act?

The Renters’ Rights Act is designed to increase tenant security and improve living conditions. The reforms are being introduced in three phases, the first of which came into effect on 1st May 2026.

The second phase will be implemented in late 2026. Dates for the final phase are yet to be confirmed, but the current expectation is that all changes will be in place by 2037.

Key changes for landlords

Significant changes include:

The abolition of Section 21 and fixed-term tenancies

One of the biggest reforms is the abolition of Section 21 ‘no-fault’ evictions. This means that the only way to gain possession of your rental property is to issue a Section 8 notice. To support this change, Section 8 ‘grounds for possession’ have also been amended to include additional mandatory grounds for eviction, such as selling the property or moving into it.

Fixed-term tenancies have also been abolished, and assured shorthold tenancies (ASTs) are now rolling assured periodic tenancies (APTs). Tenants with an APT only need to give landlords two months’ notice if they decide to leave (but can leave earlier by mutual agreement). However, if you need to evict a tenant, you must issue a Section 8 notice and provide a valid, legal reason for possession.

Rent increases and the ban on rental bidding

To make the rental market fairer for renters looking for property, bidding wars are now illegal. Landlords must stick to the rental price advertised and not go above this.

You’ll also only be able to increase rent once a year using a Section 13 notice. Any rent increase should not exceed the market rate, and tenants can challenge rises via a tribunal if they think they are unfair.

Renters are also protected from discrimination, so you won’t be able to turn anyone away simply because they have small children or receive benefits.

Pets in let properties

If your tenants want to keep a pet, you must genuinely consider their request and cannot refuse without a valid reason. If you have genuine concerns about renting your property to tenants with pets, you can refuse, but you’ll need to be prepared to say why – for example, if your tenant wants to keep a dog in a small flat with no outdoor space. Similarly, if other tenants are allergic to the animal, it’s reasonable to decline the request. If allowing pets would breach a superior lease, this is a valid reason for refusal.

If you’re worried about potential damage, you can take out pet damage insurance or ask tenants to take a policy out themselves (but they’re not obligated to do so). Landlords can deduct costs from the deposit to cover any costs if it’s clear that the damage was caused by the pet.

The PRS database and landlord ombudsman

From late 2026, you must sign up to the Private Rented Sector (PRS) database and register your details along with every property you rent out (your letting agent can do this on your behalf). You’ll also need to pay a registration fee when you join the database, which funds its maintenance.

The database is designed to be a single source of information where tenants can access safety information, including gas and electricity certificates and EPCs. If you don’t register, you won’t be able to legally advertise your rental property, and you could be given a £7,000 fine. Repeated failure to register is likely to increase any fines and could lead to prosecution.

You’ll also be expected to register for the housing ombudsman scheme aimed at resolving tenant and landlord disputes. The scheme will also be a hub for landlord advice. As yet, the government has not confirmed who will manage the initiative.

Awaab’s Law and the Decent Homes Standard

Both Awaab’s Law and the Decent Homes Standard will be implemented as part of phase three of the Renters’ Rights Act. These reforms outline minimum legal expectations for housing quality and will form a core part of landlords’ responsibilities.

Awaab’s Law already applies to social housing (under the Social Housing (Regulation) Act 2023). This legislation sets out strict timeframes for landlords to repair hazards which pose a risk to health, such as damp and mould. Currently, this means that social housing landlords must investigate any reported hazards within ten days of their reporting. Failure to investigate or resolve issues can put you in breach of your contract, giving tenants the right to challenge you in court.

The introduction of the new Decent Homes Standard (DHS) to the private rented sector will mean that all rented properties must be decent, safe and warm. To meet the definition of a decent home, rental properties must:

  • Be free from dangerous hazards that pose a serious risk to health (such as extreme cold, inadequate fire safety, or exposure to carbon monoxide).

  • Be in a reasonable state of repair, for example, the property must be structurally secure.

  • Provide essential facilities, including a kitchen, bathroom, and toilet.

  • Provide enough warmth and be affordable to heat.

  • Be free of damp and mould.

How the Renters' Rights Act impacts your landlord insurance

Compliance is a crucial part of a landlord’s responsibilities. Not fulfilling your landlord obligations risks invalidating your landlord insurance, leaving you financially vulnerable if a tenant makes a claim against you.

Not only that, now that Section 8 notices are the only route to eviction, you must provide a valid, legal reason to reclaim your property. While notice periods vary from two to four months (depending on the grounds for possession), if your tenant challenges their eviction notice, it could lead to a lengthy court process and spiralling legal fees. If you have failed to fulfil your legal obligations, tenants can use this to challenge an eviction.

With the Renters’ Rights Act bringing in stronger rights for tenants, landlords face greater scrutiny and financial burdens, but a tailored policy that includes legal & rent guarantee insurance and landlord legal expenses can help protect your assets and provide you with the legal support needed to challenge a claim. Policies cover missed rent from two months’ arrears and assist with the legal process to serve notice and regain possession of the property from three months’ arrears.

FAQs

Safeguarding assets with tailored landlord insurance

Being a landlord has always come with responsibilities and challenges, but these reforms add extra pressures and obligations. In light of these changes, landlord insurance is more important than ever, giving you legal support and a financial safety net should the unexpected occur.

To see how we can support you with award-winning landlord insurance, speak to an expert member of the team on 01603 216399.

Need help with your property insurance?

If you have a question regarding the insurance for your property or need a quote, we’re happy to help.

Speak to us:  01603 216399

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