The Renters’ Rights Act 2025 is reshaping the rules around rental property access in England, and the first major deadline has already passed. Landlords and letting agents were required to give tenants an official Information Sheet by 31 May 2026, or they could face a fine of up to £7,000. That figure alone tells you how seriously the government is taking this — it is no longer a matter of informal arrangements or verbal agreements. I have been following private rented sector reforms for years, and this is the most significant shift I have seen. The old system, where a landlord could end a tenancy without giving a reason using a section 21 notice, is gone. From 1 May 2026, every possession claim must be based on a statutory ground, and the rules about who can enter the property, when, and why have tightened considerably. Here is what you actually need to know.
If you are a tenant, these changes give you stronger protection against unexpected eviction and unreasonable access demands. If you are a landlord, the rules around entering the property — even for inspections or repairs — are now part of a much stricter legal framework. I have seen too many disputes arise from a simple misunderstanding about what counts as reasonable access. The new law removes much of that ambiguity. For a deeper look at how these changes affect your broader responsibilities, you might find our guide on landlord responsibilities in the UK useful. And if you are concerned about security during viewings or inspections, a video doorbell can help you monitor who is coming and going.
What the new assured periodic tenancy means for access rights
The most important change is that all assured shorthold tenancies (ASTs) have been converted into assured monthly periodic tenancies. That is not just a name change. Under the old system, a fixed-term AST gave the landlord the right to regain possession at the end of the term without giving a reason. Now, the tenancy continues indefinitely until the landlord proves a statutory ground. That changes the entire dynamic around property access. A landlord cannot simply say the tenancy is ending and demand entry to show the property to new tenants. They must follow the correct legal process, and the notice periods vary from two weeks to up to four months depending on the ground.
What I tend to notice is that tenants often assume a landlord can enter whenever they want for an inspection or a repair. That was never quite true, but the new law makes it much clearer. The landlord must give at least 24 hours’ notice in writing, and the visit must be at a reasonable time of day. If the tenant refuses, the landlord cannot force entry — they would need a court order. My first move if I were a tenant would be to check whether the tenancy agreement includes a clause about access, and if it does not, to ask for one in writing. If you are unsure about how to handle a specific request, reading up on tenant rental lease addendum examples can help you understand what is standard.
Why the new rules on rent and possession directly affect access
You might wonder what rent increases have to do with property access. The connection is practical. Under the old system, a landlord who wanted to raise the rent significantly could simply serve a section 21 notice at the end of the fixed term and find a new tenant. That pressure often made tenants agree to access requests they were uncomfortable with, because they feared eviction. Now, rent can only be increased once per year, and the tenant can challenge the proposed rent at the First-tier Tribunal. That removes a major source of leverage. According to the RICS implementation roadmap, the tribunal will set the rent at the open-market rate if it is lower than what the landlord proposed. That gives tenants real protection.
Consider a scenario where your landlord wants to enter the property every week to check on something minor. Under the old rules, you might have felt you had to agree. Now, you have the right to refuse unreasonable access. If the landlord persists, you can point to the new statutory framework. The key is that the landlord must have a genuine reason — a statutory ground — for wanting possession, and the same principle applies to access. It must be for a legitimate purpose like a repair or a gas safety check, not just a convenience. I have seen landlords try to use frequent inspections as a way to pressure tenants into leaving. That behaviour is now much harder to get away with.
If you are a landlord, the safest approach is to document every access request in writing and keep a record of the tenant’s response. A tenant landlord lawyer can help you understand whether your specific situation qualifies as a valid ground for possession or access. I would not rely on verbal agreements anymore — the law now expects written evidence for almost everything.
Where people go wrong with access and possession
The most common mistake I see is landlords assuming they can still use the old section 21 process. That route is completely closed from 1 May 2026. If you served a section 21 notice before that date and it is no longer valid, or if court proceedings have finished without possession being granted, the tenancy becomes an assured periodic tenancy. You then have one month to give the tenant the official Information Sheet. Fail to do that, and you could be fined up to £7,000. The government guidance on the Information Sheet is very specific about how it must be delivered — it must be the exact PDF from the gov.uk page, sent as an attachment, not a link.
→ Scroll right to see all columns
| Phase | Date | Key change |
|---|---|---|
| Phase 1 | 1 May 2026 | Abolition of ASTs and section 21; rent increase rules; pet request rights |
| Phase 2 | Late 2026 | PRS database rollout begins; Landlord Ombudsman development starts |
| Phase 3 | 2035 or 2037 | Decent Homes Standard extended to private rented sector |
Assuming verbal agreements are still acceptable
Another frequent error is relying on verbal tenancy agreements. If you had a tenancy based entirely on a verbal agreement made before 1 May 2026, you must now provide a written statement of key terms. That includes the rent amount, the notice period, and the landlord’s and tenant’s obligations regarding access. Without that written record, disputes become much harder to resolve. I have seen tenants argue that they never agreed to quarterly inspections, and without a written document, the landlord has no proof. The law now requires that written terms be provided before the tenancy is entered into, so there is no excuse for delay.
Ignoring the pet request rules
Tenants now have the right to request consent to keep a pet, and the landlord cannot unreasonably withhold it. Some landlords try to avoid this by simply saying no, but that can backfire. If the tenant challenges the refusal and wins, the landlord may have to pay costs. The practical effect on access is that a landlord cannot use a pet as a reason to enter the property more frequently for inspections. The pet is not a valid ground for additional access unless there is a genuine safety concern. If you are a tenant and your landlord is using your pet as an excuse for frequent visits, you can push back.
Not understanding the PRS database requirements
From late 2026, registration on the new PRS database will be mandatory for all private landlords. The database will include landlord contact details, property information, and safety certificates like gas and electrical safety records. If you are not registered, you could face enforcement action from the local council. The NetRent analysis of the database rollout confirms that public access will be enabled after the initial registration phase, meaning tenants will eventually be able to check whether their landlord is registered and compliant. That is a powerful tool for tenants who are unsure about their landlord’s legitimacy.
If you are a tenant and you suspect your landlord is not following the rules, a door alarm sensor can give you peace of mind about who is entering the property when you are not home. It is a simple, non-invasive way to monitor access.
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How to protect your access rights as a tenant or landlord
Whether you are a tenant or a landlord, the new rules require you to be more organised. Here are the practical steps you should take right now.
Get everything in writing
If you do not already have a written tenancy agreement, you need one. The law now requires a written statement of key terms before the tenancy starts. That statement should include the rent, the notice period, and the rules around access — how much notice the landlord must give, what counts as a valid reason for entry, and what happens if the tenant refuses. If you are a tenant and your landlord has not provided this, you can request it in writing. If they refuse, you can contact the local council’s private renting team. For a clearer picture of what a standard agreement should look like, our article on understanding ground rent in the UK covers some of the key terms you should expect to see.
Know the notice periods for possession
Notice periods vary depending on the ground the landlord is using. For serious rent arrears, the notice period can be as short as two weeks. For other grounds, it can be up to four months. If you receive a notice, check which ground is being cited. If the notice period is shorter than what the law allows for that ground, the notice is invalid. You do not have to leave. The landlord would need to start the court process again with a valid notice. I would recommend keeping a copy of every notice you receive, along with the date it was served.
- 1Check the ground citedThe notice must state which statutory ground the landlord is using. If it does not, the notice is invalid.
- 2Verify the notice periodCompare the notice period on the document with the legal minimum for that ground. If it is shorter, the notice is invalid.
- 3Respond in writingIf you disagree with the notice, write to the landlord explaining why. Keep a copy of your response.
- 4Seek legal advice if neededIf the landlord proceeds to court, you may need a solicitor or a tenant landlord lawyer to represent you.
Understand the pet request process
If you want to keep a pet, you must make a written request to the landlord. The landlord must respond within a reasonable time and cannot unreasonably refuse. If they refuse, they must give a valid reason — for example, that the property is not suitable for a pet or that the pet would cause damage. If you think the refusal is unreasonable, you can apply to the First-tier Tribunal. The tribunal will decide whether the refusal was justified. In the meantime, do not bring the pet into the property without permission, as that could be a breach of the tenancy agreement.
Prepare for the PRS database
Landlords should start gathering the information that will be required for the database: contact details, property addresses, gas safety certificates, electrical safety certificates, and EPC information. The registration will be mandatory once the rollout reaches your area, and there will be an annual fee. Tenants should note that public access to the database will come after the initial registration phase. That means you will eventually be able to check whether your landlord is registered and whether their safety certificates are up to date. If you find that your landlord is not registered, you can report them to the local council.
If you are a landlord and you want to ensure your property is safe and compliant, a carbon monoxide alarm is a simple, low-cost way to meet safety requirements and demonstrate good practice.
Frequently asked questions about rental property access rights
Can my landlord enter the property without giving notice? ▾
What happens if I refuse entry for a repair? ▾
Can a landlord use a viewing as a reason to enter? ▾
What should I do if my landlord threatens eviction for refusing access? ▾
Does the new law apply to lodgers? ▾
When will the PRS database be available for public access? ▾
The Renters’ Rights Act has fundamentally changed the balance of power in the private rented sector. The old system, where a landlord could end a tenancy without a reason and use that threat to control access, is gone. What replaces it is a framework built on statutory grounds, written agreements, and clear notice periods. If you are a tenant, your first step should be to check whether you have received the official Information Sheet and whether your tenancy agreement is in writing. If you are a landlord, your priority should be to ensure you are registered on the PRS database when the rollout reaches your area and that you have all your safety certificates in order. If this was useful, you might also want to read what to know about tenant rights when ending a lease.
Sources and Further Reading
Top tips for renting an apartment in the UK — A practical guide covering everything from viewing properties to signing a tenancy agreement, useful for anyone navigating the new rules.
Renters’ Rights Act Information Sheet 2026. Ministry of Housing, Communities and Local Government, 2026.
Renters’ Rights Act implementation roadmap. Royal Institution of Chartered Surveyors, 2026.
Late 2026 PRS database rollout: what we know so far. NetRent, 2026.
