Over 108,000 households have been served with no-fault evictions since the government first promised to ban the practice back in 2019, according to the homelessness charity Crisis. That figure tells you something important: the old rules left tenants exposed, but they also left landlords operating in a system that was about to change dramatically. I’ve been covering the UK rental market for years, and the questions I hear most often from landlords are about what they can still get away with — and the honest answer is, less and less.
The Renters’ Rights Act, which became law in October 2025, is the biggest shake-up of private rental law in a generation. It’s being rolled out in phases across 2026, and the first major wave lands on 1 May. If you’re a landlord, the old playbook — Section 21 no-fault evictions, fixed-term tenancies, blanket bans on children or benefits claimants — is being torn up. Here’s what you actually need to know.
What the Renters’ Rights Act Actually Means for Your Properties
The core idea behind the Act is straightforward: tenants deserve security, and landlords need clear, enforceable rules. But the practical implications are where most people get tripped up. Let me walk through the key changes in plain English.
From 1 May 2026, every new tenancy in England will be a periodic tenancy — there are no more fixed terms. That means a tenant can give two months’ notice and leave at any point. For landlords used to 12-month commitments, that’s a big shift. But it works both ways: you can also end the tenancy, but only on specific grounds, and you’ll need a court order to do it. The days of serving a Section 21 notice with no reason given are over.
Another change that catches landlords out: you must provide a written statement of terms to new tenants before they move in. For existing tenants as of 30 April 2026, you need to give them a government information sheet by 31 May 2026. Miss that deadline, and you could face a fine of up to £7,000. I’d recommend getting that sorted early — it’s a simple admin task that could save you a lot of hassle.
Why This Matters More Than You Think
The scale of the change is hard to overstate. Since 2019, more than 108,000 households have been served no-fault evictions — and that’s just the ones that were recorded. The new law closes that loophole entirely. But here’s the complication: tenant groups are worried the Act may create a “no-fault evictions loophole” through rent increases. If a landlord can simply raise the rent to an unaffordable level, the tenant is forced out anyway. The Act tries to prevent this by allowing tenants to challenge rent rises at the First Tier Tribunal, but it’s a real tension in the system.
Consider this scenario: a tenant in Oxford was quoted a rent rise of £165 a month on top of the £1,425 they were already paying. Under the new rules, that increase would need two months’ notice and could only happen once per year. The tenant could challenge it at the tribunal, which would set the rent at the lower of the market rate and the current rent. That’s a meaningful protection, but it still puts the burden on the tenant to act.
What I’d do in your position: review your current tenancy agreements now. If you have any fixed-term tenancies that run past 1 May 2026, you need to understand how the transition works. The Act applies to new tenancies from that date, but Section 21 will be fully retired by 31 July 2026 — even for existing tenancies. Any possession claims under Section 21 must be submitted before that deadline.
Where Landlords Are Getting It Wrong
I’ve seen the same patterns emerge again and again as landlords try to adapt. Here are the most common mistakes — and how to avoid them.
Relying on Rent Review Clauses
Many existing tenancy agreements include a clause that lets you raise rent automatically each year. Under the new Act, those clauses are invalid. You must use a formal Section 13 notice with two months’ notice, and you can only do it once per year. If you try to enforce an old rent review clause, the tenant can challenge it, and the tribunal will almost certainly side with them. The fine for not advertising the true rent can reach £7,000.
Accepting Offers Above the Advertised Rent
This one catches a lot of landlords off guard. From 1 May 2026, all new lettings must be advertised at a fixed rent, and you cannot accept any offers above that amount. Estate agent bidding wars are being scrapped. If you take a higher offer, you’re looking at a fine of up to £5,000 for accepting rent in advance beyond the first month, plus up to £7,000 for not advertising the true rent. The rule is simple: advertise the price, stick to it.
Blanket Bans on Tenants
“No DSS,” “No children,” “No pets” — these blanket policies are now unlawful. You must consider all applicants fairly. You can still refuse a tenant if they have a poor reference or can’t afford the rent, but you cannot refuse them based on who they are. For pet requests, you must consider them and cannot unreasonably withhold consent. You cannot charge for pet insurance, but the tenant must get their own coverage. If you’re unsure how to handle this, a tenant landlord lawyer can help you navigate the new rules.
Ignoring the Written Statement Requirement
Every new tenancy must come with a written agreement issued before move-in day. This must include prescribed wording that’s due to be finalised by early 2026. Informal or verbal lets won’t cut it. For existing tenants, you need to distribute a government information sheet by 31 May 2026. Miss this, and you face a fine of up to £7,000. It’s a simple step, but it’s one of the most commonly missed requirements.
→ Scroll right to see all columns
| Violation | Maximum Fine | Effective From |
|---|---|---|
| Accepting rent in advance (beyond first month) | £5,000 | 1 May 2026 |
| Not advertising true rent / accepting offers above | £7,000 | 1 May 2026 |
| Attempting to create a fixed term | £7,000 | 1 May 2026 |
| Taking possession outside the court system | £7,000 | 1 May 2026 |
| Not providing a written statement of terms | £7,000 | 1 May 2026 |
Your Practical Guide to Complying With the New Rules
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The changes are significant, but they’re manageable if you take it step by step. Here’s what I’d focus on between now and 1 May 2026.
Review and Update Your Tenancy Agreements
Start with your existing tenancy agreements. Any fixed-term tenancies that run past 1 May 2026 will need to transition to periodic tenancies. You can’t create new fixed terms after that date. Work with a property lawyer to ensure your agreements comply with the new requirements, including the prescribed wording that’s expected from early 2026. For existing tenants, prepare the government information sheet now so you’re ready to distribute it by 31 May 2026.
Set Up Your Rent Review Process
You can only raise rent once per year, with two months’ notice using a Section 13 notice. Remove any rent review clauses from your agreements — they’re invalid. If you need to increase rent, document the market rate evidence so you can justify it if the tenant challenges it at the First Tier Tribunal. The tribunal will set the rent at the lower of the market rate and the current rent, so overreaching will backfire.
Prepare for the Private Rented Sector Database
A new database is going live in late 2026, with mandatory landlord registration and upload of compliance documents like EPC, EICR, and gas safety certificates. It’s expected to be phased in region by region. Start gathering your compliance documents now. If you’re missing any certificates, get them sorted early — the database will make enforcement much easier for local councils, who already have new powers to investigate and fine non-compliance as of 27 December 2025.
Understand Awaab’s Law and the Decent Homes Standard
Awaab’s Law, inspired by the tragic death of toddler Awaab Ishak, will require landlords to fix serious health hazards like mould within a set timeframe. Fines will apply for missed deadlines. The Decent Homes Standard, already in place for social housing, may be extended to the private rented sector from 2035. If your property has damp or mould issues, address them now — don’t wait for the legal deadline. A carbon monoxide alarm and a smoke alarm are basic safety measures that every property should already have, but the new rules will make compliance checks much more rigorous.
- 1Audit Your Current TenanciesReview all existing agreements. Identify any fixed terms ending after 1 May 2026. Prepare the government information sheet for existing tenants by 31 May 2026.
- 2Update Your Rent and Advertising PracticesAdvertise a fixed rent. Do not accept offers above it. Remove rent review clauses. Set up a Section 13 notice process for any future increases.
- 3Gather Compliance DocumentsCollect EPC, EICR, gas safety, and any other certificates. Prepare for the Private Rented Sector database launch in late 2026.
- 4Address Property HazardsFix any damp, mould, or serious health hazards now. Awaab’s Law will impose strict timelines and fines for missed deadlines.
Frequently Asked Questions
Can I still evict a tenant for rent arrears? ▾
What happens if my tenant refuses to sign a new agreement? ▾
Are holiday lets and student accommodation covered? ▾
Can I still use a Section 21 notice before the deadline? ▾
What counts as “unreasonably refusing” a pet request? ▾
Sources and Further Reading
How to Spot Lease Fraud While Renting an Apartment — A practical guide to identifying common scams and protecting yourself as a tenant or landlord.
How Mediation Can Ease Your Apartment Rental Experience — Learn how mediation can resolve disputes without going to court, saving time and money for both parties.
Tenants and landlords discuss Renters’ Reform Bill. The Guardian, 2025.
Renters’ Rights Bill: What Landlords Need to Know. Strutt & Parker, 2025.
The Renters’ Rights Act: What Landlords Need to Know. City Borough Housing, 2025.
