The Renters’ Rights Act introduces some of the most important changes the private rented sector has seen in a generation. It affects most Assured Shorthold Tenancies, both new and existing, while excluding company lets and properties with rents over £100,000 per year.
As a Properly client, you do not need to work through these changes on your own. Our role is to help you understand what they mean in practice, in a clear and measured way, without unnecessary noise or pressure to act before it feels right.
Below, we set out what is changing first, what will be introduced later, and how we are supporting landlords through the transition.
What the Renters’ Rights Act means for landlords
End of fixed term tenancies under the Renters’ Rights Act
Under the new legislation, new tenancies will no longer have a fixed end date. Instead, they will operate as rolling periodic tenancies.
In practice, this does not mean tenants suddenly behave differently. Most tenants already stay in their homes for at least two years, and it remains far more common for a tenant to serve notice than a landlord.
What does change is how notice works.
Tenants will be able to leave by giving two months’ notice. Landlords will regain possession using Section 8, based on specific legal grounds. Any pre agreed break clauses or options to renew will no longer apply.
For existing tenancies, break clauses and renewal options will fall away once the legislation takes effect. For new tenancies, these clauses will no longer be included at all.
The removal of Section 21 means landlords no longer have a no fault route to possession. Instead, possession will rely on clearly defined Section 8 grounds, such as selling the property, moving back in, rent arrears, or serious breaches of the tenancy.
Each ground has its own notice period and conditions. Evidence, record keeping, and proper process will matter more than ever.
Selling or moving back into your rental property
Landlords will still be able to sell their property or move back into it, but the process becomes more structured.
To do so, a Section 8 notice must be served using the appropriate ground. This comes with longer notice periods and clear conditions. Once notice is served, landlords must be able to show that they genuinely followed through, either by selling the property or moving back in.
This is not about removing rights. It is about clarity and consistency in how those rights are exercised.
How rent increases will work after May 1st 2026
Rent can still be increased, but the process becomes more formal.
From implementation, rent increases will be limited to once every twelve months and must be proposed using a Section 13 notice, with a minimum of two months’ notice.
Any pre agreed rent increases written into tenancy agreements will no longer apply.
If a tenant accepts the proposed increase, the new rent applies from the stated date. If they challenge it, the rent will be assessed against market evidence by the First Tier Tribunal.
This makes correct pricing more important than ever. Rent increases that are in line with the local market and supported by comparable evidence are far less likely to be challenged and far more likely to proceed smoothly.
Changes to advance rent payments
For new tenancies, landlords will no longer be able to require rent to be paid in advance beyond one month.
Where tenants already pay rent quarterly, six monthly, or annually under an existing agreement, that arrangement can continue for the duration of that tenancy. It is only new tenancies where advance payments will no longer be permitted.
Where affordability is a concern, guarantors and alternative solutions will continue to play an important role.
Pets in rental properties under the new legislation
Existing blanket no pets clauses will no longer apply.
Landlords can still advertise a property as not suitable for pets, but once a tenancy has begun, any request for a pet must be considered fairly and reasonably. Refusals must be supported by valid reasons, such as head lease restrictions or specific property constraints.
Being clear at marketing stage will become increasingly important.
Stronger enforcement and higher standards in the private rented sector
Local councils will be given stronger powers to investigate and enforce breaches, with higher penalties for non compliance.
Later phases of the Act will introduce further changes, including a landlord ombudsman scheme, a national private rented sector database, stricter requirements around damp and mould, the introduction of the Decent Homes Standard to the private rented sector, and higher expectations around energy efficiency, with EPC C targeted by 2030.
These changes will be phased in over time rather than introduced all at once.
How Properly is supporting landlords through the Renters’ Rights Act
We are not alarmed by these changes, and we are not encouraging rushed decisions.
For well run, well maintained properties, this is largely a change in process rather than a fundamental shift in value. Where decisions do need to be reviewed, we believe they are best made with clear information and proper context, not driven by headlines or uncertainty.
For landlords who currently use a let only service, the changes are particularly relevant.
The Renters’ Rights Act places far greater emphasis on correct notices, record keeping, communication, and timing throughout the life of a tenancy. Many of these responsibilities now sit well beyond the point of letting. Where we are fully managing a property, we take care of this day to day compliance and process, removing the risk and administration from the landlord.
We are already adapting our systems, documentation, and advice so our landlords are prepared well ahead of the key dates. As further government guidance is released, we will continue to share clear, practical updates and remain available to talk through how the changes apply to your property specifically.
If you would like to discuss anything in more detail, please get in touch.