What Is The Renters’ Rights Act?
The Renters’ Rights Act is a significant piece of legislation aimed at reforming the private rental sector in England. It has now been granted Royal Ascent in Parliament, meaning that the act is now law. It is important that, as Landlords, you prepare for its enforcement.
This new law will directly affect the current lettings landscape as well as Landlords. As a leading Sales, Lettings & Property Management agent, Pat Robson & Co. are here to help you navigate the changes and clearly understand your rights as a Landlord.
What Changes Are Being Made As A Part Of The Renters’ Rights Act?
1. Abolishment Of ASTs
The Renters’ Rights Act will convert all fixed-term assured shorthold tenancies (ASTs) to periodic tenancies. In other words, a one-year tenancy signed in November 2025 will instantly become periodic from 1st May 2026, the implementation date of this change. Tenants will be able to give two months’ notice at any point from the tenancy start date, however, the notice will only take effect from a rent date. For example, if a rent date is the 1st of each month, and the tenant serves notice on the 15th of a month, the two month notice period will start from the 1st of the following month.
2. The Section 21 Notice Can No Longer Be Used To Regain Possession
The abolition of serving a Section 21 notice, otherwise know as a “no-fault eviction”, is one of the Government’s flagship rental reforms. Any Section 21 notice served before 1st May 2026 remains valid until it expires (six months from service) or until the tenant vacates. As set out in the Act.
Once implemented, ASTs will automatically convert into assured periodic tenancies, meaning no new Section 21 notices can be served. Landlord’s can still regain possession under specific circumstances outlined in grounds within the Section 8 notice.
3. Evictions Will Solely Rely On A Section 8 Notice
The abolition of serving a Section 21 notice, otherwise know as a “no-fault eviction”, is one of the Government’s flagship rental reforms. Landlords can only regain possession using either mandatory or discretionary grounds within the Section 8 notice. Notices must precisely cite the correct ground(s) using the prescribed statutory form, or risk being invalid. There are both mandatory and discretionary grounds under which a Section 8 can be applied for, as listed in Schedule 2 of the Housing Act 1988.
4. Landlords Are Required To Join A Mandatory Redress Scheme
The Act will introduce a new private rented sector ombudsman, offering a fair and impartial resolution service to settle disputes without the need for court involvement. It will be mandatory for all Landlords to become members of the ombudsman, whether they have a managing agent in place or not. This is expected to come into force at the end of 2028.
5. Private Rented Sector Database
A new digital Private Rented Sector database will provide visibility on an individual Landlord’s identity and any historical banning orders they’ve received so tenants can make more informed choices. All Landlords will be required to register with this database in order to market properties, whether they have a managing agent in place or not. This is expected to come into force at the end of 2026.
6. Changes For Student Landlords
As a part of the Renters’ Rights Act, properties must be let exclusively to full time students, and possession can only be gained by a landlord using a Section 4a Notice to expire within the period of 1st June to 30th September each year. Students will be able to give two months’ notice to end a full tenancy at any point.
After 1st May 2026, tenancies will only be able to be signed within 6 months of the tenancy start date to remain compliant. Importantly, this only applies to HMO’s (3 or more bedrooms), leaving 1 and 2 bedroom properties excluded from the Section 4a Notice.
7. A Ban On Rent In Advance
The Renters’ Rights Act enforces a ban on rent in advance. This means Landlords will no longer be able to demand multiple months of rent upfront, making it easier for tenants to secure a home without facing large, upfront financial barriers.
8. New Notice Period For Selling A Property
A new notice period for selling a property will be introduced as part of the Act. Landlords must serve 4 months’ notice on tenants (not to expire within the first 12 months of a tenancy) to regain possession of a property in order to sell. The property cannot be subsequently re-let within 12 months of the expiry of such a notice in the case of a sale falling through or being withdrawn from the sales market.
9. A Limit On Rent Increases
In the current system, Landlords can raise the rent in several ways, including rent review clauses, renewing fixed-term tenancies, and mutual written agreements during the tenancy. However, due to the abolition of fixed-term tenancies, Section 13 notices will be the only way to raise rent, which you can only serve once per year, and must give 2 months notice of any rent increase.
10. A Ban On ‘No Pet’ Policies
The Renters’ Rights Act intends to make renting with pets easier. Tenants will be able to request a pet both before and during a tenancy and landlords can’t unreasonably refuse their request.
11. No More Rental Bidding Wars
Bidding over the rental asking price is no longer permitted under the Renters’ Rights Act, creating a fairer platform for tenants.
12. Awaab’s Law
The Decent Homes Standard was initially laid out to set the minimum standards for social housing in the United Kingdom, excluding leasehold and shared ownership properties. Under the Renters’ Rights Act, the housing standard will apply to properties owned by both private and social Landlords. These requirements will likely include ensuring properties have adequate insulation, are of sufficient size, and meet decency standards. Awaab’s Law has already been introduced into the social housing sector as part of the Social Housing (Regulation) Act and will expand into the private rental sector as part of the Renters’ Rights Act. We are awaiting further information on the implementation date regarding this. It means Landlords must follow strict timescales to inspect and repair hazards, such as damp and mould. The Government has claimed that the introduction of this law will “ensure that all renters in England are empowered to challenge dangerous conditions”. This is expected to be implemented at a later date for the private rented sector.
When Will The Renters’ Rights Act Be Implemented?
The first sections of the Renters’ Rights Act will come into force in England two months after Royal Assent, on 27th December 2025. These initial measures strengthen the powers of the Local Housing Authorities (LHAs) to enforce the Act and wider legislations. Further significant changes will come into effect from 1st May 2026.
How Can Pat Robson & Co. Support Landlords Through These Changes?
A name built on trust, Pat Robson & Co. has been helping Landlords in Newcastle and surrounding areas for almost 28 years. Delivering outstanding customer service is central to everything we do and has been one of the key factors to our success over the years. We have developed a range of Landlord services designed to meet the individual needs of each Landlord.
As part of our full management service, we can help with challenges linked to the implementation of the Renters’ Rights Act such as helping to serve a Section 8 notice, compliance checks and regular inspections. There has never been a better time to join our managed service. We are currently offering 6 months FREE* Property Management.
We have created a FREE guide, including further detail on what you currently need to know regarding the Renters’ Rights Act. Click here to view.
To find out more about how we can help you navigate these changes, email us at [email protected] or alternatively, call us on our dedicated Landlord line on 0191 20 90 100 – option 5.
*subject to 12 months minimum contract. Offer applies to all new full management instructions.
