Since 1 May 2026, every landlord in England has been required to register on the Private Rented Sector Database and can no longer evict a tenant without a valid legal ground. For tenants, that means the old threat of a no-fault Section 21 notice is gone. For landlords, it means a new set of deadlines and duties that, if missed, can block possession entirely. The Renters’ Rights Act has rewritten the rulebook, and both sides need to understand what changed and what hasn’t.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
The Act applies to all private tenancies in England. Landlords who already had tenants in place on 1 May 2026 saw those tenancies convert automatically to periodic tenancies under the new rules. Those landlords had until 31 May 2026 to hand over the mandatory Information Sheet explaining tenant rights. Miss that deadline and you lose a layer of legal protection. The relationship between landlord and tenant is now governed by a tighter framework, and the old habits of informal handshake agreements or late-night text evictions are no longer an option. Here’s what you actually need to know.
The Renters’ Rights Act is the core piece of legislation effective from 1 May 2026. It overrides any contradictory clause in an existing tenancy agreement. If your contract says something different from the Act, the Act wins. What I tend to notice is that many landlords still assume their old tenancy templates are valid. They aren’t. The Act introduced a mandatory Information Sheet that must be given to tenants, and the Decent Homes Standard now applies to private rentals, bringing safety and habitability requirements that used to only apply to social housing. If you’re a tenant, the Act gives you stronger rights to challenge rent increases and to stay in your home unless the landlord has a genuine reason. If you’re a landlord, it means you need to be organised and registered before you can take any enforcement action. The old system of serving a Section 21 and hoping the tenant leaves is gone.
What the new rules actually cost — registration, compliance, and the price of getting it wrong
The obvious financial change is that landlords now have a registration fee for the Private Rented Sector Database. The exact amount varies by local authority, but the cost of not registering is far higher. Without a registration number, you cannot serve a valid Section 8 notice, which means you cannot start possession proceedings. If a tenant stops paying rent and you’re not on the database, you have no legal route to evict until you register. That delay can cost months of lost rent.
The rent increase rules also carry a financial sting. Under the Act, a landlord can only raise rent once per year, and not within the first 12 months of a tenancy. If a landlord tries to push through a second increase in the same year, the tenant can challenge it at the First-Tier Tribunal. The tribunal can cancel the increase and order the landlord to repay any overpaid rent. For a tenant in a high-rent area, that could mean hundreds of pounds returned.
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| Aspect | Old rules (pre-May 2026) | New rules (post-May 2026) |
|---|---|---|
| Eviction process | Section 21 no-fault allowed | Valid grounds required under Section 8 |
| Tenancy type | Fixed-term ASTs common | Periodic tenancies only |
| Rent increases | Less regulated, could be more frequent | Once per year, not in first 12 months |
| Landlord registration | Not required | Mandatory on Private Rented Sector Database |
| Written agreement | Required but no standard format | Must include mandatory Information Sheet |
The Decent Homes Standard also has cost implications. Landlords must now ensure the property meets minimum safety and habitability standards. Damp, mould, inadequate heating, or unsafe electrical wiring are all grounds for a tenant to raise a formal complaint, and if the landlord doesn’t fix them within a reasonable timeframe, the tenant can apply to the tribunal. The cost of bringing a property up to standard can run into thousands, but the cost of not doing it — a ban on letting, rent repayment orders, or legal fees — is worse. A tenant landlord lawyer can help clarify what counts as a reasonable timeframe for repairs, which varies by the severity of the issue.
Where landlords and tenants still trip up under the new rules
Assuming the old tenancy agreement still works
Many landlords downloaded their tenancy template years ago and haven’t updated it. The Renters’ Rights Act overrides any clause that contradicts it. If your agreement still references Section 21 or fixed-term break clauses that don’t match the new periodic tenancy structure, those clauses are unenforceable. A tenant who knows their rights can simply ignore them. The fix is straightforward: use a tenancy agreement written after 1 May 2026 that incorporates the mandatory Information Sheet. Without that sheet, the agreement is incomplete. Landlords who fail to provide it by 31 May 2026 for existing tenancies lost a key legal protection.
Not registering before serving notice
This is the most costly mistake. A landlord who serves a Section 8 notice without first being registered on the Private Rented Sector Database has served a notice that cannot be enforced. The court will reject it. The landlord then has to start over, which adds weeks or months to the process. If the tenant has already stopped paying rent, that’s weeks of lost income. The sequence matters: register first, then serve notice. A common workaround is to set up a calendar reminder for the registration renewal date, because the database requires annual re-registration. Forget to renew and you’re back to square one.
Raising rent too soon or too often
The rule is simple: no rent increase in the first 12 months, and only one increase per year after that. What I tend to see is landlords who try to raise rent at month 11 or who issue two small increases in the same calendar year. The Act doesn’t allow it. The tenant can challenge the increase at the First-Tier Tribunal, and if the tribunal finds the increase is excessive or improperly timed, the increase is cancelled and the landlord must refund any extra rent already paid. The tribunal looks at local market rates, so a landlord who tries to push rent above the area average without justification is likely to lose. The practical move is to check the credit checks and financial background of a tenant before signing, because a tenant with a strong payment history is less likely to trigger rent arrears, which is one of the few valid grounds for eviction under the new rules.
Ignoring the Decent Homes Standard repair timelines
Tenants must report repairs promptly, but landlords must act on them. The Act doesn’t set a universal repair deadline, but the Decent Homes Standard requires that the property be safe and habitable. A leak that causes damp, a broken boiler in winter, or faulty electrics all count as urgent. If a landlord doesn’t respond within a reasonable time — typically 24–48 hours for emergencies, a few weeks for non-urgent issues — the tenant can escalate to the tribunal. The tribunal can issue a repair order and, if the landlord still doesn’t comply, a rent repayment order. The tenant’s best evidence is a paper trail: written reports with dates, photos, and copies of any emails or texts. Without that record, the tribunal has nothing to go on.
How the new landlord-tenant relationship actually works — step by step
Setting up a tenancy under the Renters’ Rights Act
Every new tenancy starting from 1 May 2026 must be a periodic tenancy. There are no more fixed-term assured shorthold tenancies. The tenancy runs week to week or month to month, with no end date. The landlord must provide a written tenancy agreement and a separate Information Sheet that explains the tenant’s rights under the Act. The Information Sheet is not optional. It must be handed over before the tenant moves in, or within 30 days for existing tenancies that converted automatically on 1 May 2026. The landlord must also be registered on the Private Rented Sector Database before the tenancy starts. Without that registration number, the tenancy agreement is still valid — the tenant can live there — but the landlord cannot serve any notice or take enforcement action until registered.
Managing rent increases and rent arrears
Rent can only increase once per year, and never in the first 12 months. The landlord must give the tenant at least one month’s notice in writing. If the tenant thinks the increase is too high, they can apply to the First-Tier Tribunal within 21 days of receiving the notice. The tribunal compares the proposed rent to local market rates for similar properties. If the tribunal decides the increase is excessive, it sets a lower amount. The landlord cannot increase rent again until 12 months after the last increase, regardless of the tribunal’s decision. For rent arrears, the landlord can use Section 8 ground 8 (at least two months’ rent unpaid) or ground 10 (some rent unpaid but less than two months). The notice period is 14 days for ground 8. The landlord must have proof of the arrears and proof that the tenant was given the correct notice period.
Ending a tenancy — the only legal routes now
Since Section 21 is abolished, the only way to end a tenancy is through Section 8 with a valid ground. The most common grounds are rent arrears (ground 8 or 10), antisocial behaviour (ground 7A), the landlord needing to sell the property (ground 1), or the landlord wanting to move in (ground 1). Each ground has a different notice period and evidence requirement. For ground 1 (landlord moving in), the landlord must genuinely intend to occupy the property, and the tenant can challenge if they suspect bad faith. The notice period for ground 1 is two months. For ground 8 (rent arrears), the tenant must owe at least two months’ rent at the time of the notice and at the date of the hearing. If the tenant pays off some of the arrears before the hearing, ground 8 may fail. The landlord can then switch to ground 10, but that gives the court discretion — it’s not a mandatory ground. The process is court-based, so it takes longer than the old Section 21 route. A real estate lawyer can help a landlord choose the correct ground and prepare the evidence pack.
What the future holds — planned reforms and enforcement
The Renters’ Rights Act is not the final word. The government has indicated that further reforms are coming, including a potential national landlord licensing scheme and stricter penalties for non-compliance. The Decent Homes Standard is being phased in, with full enforcement expected by 2028. Landlords should expect more frequent inspections and higher fines for properties that fail to meet the standard. The Private Rented Sector Database is also likely to expand, adding more data fields and linking to local authority enforcement teams. For tenants, the right to challenge rent increases at the tribunal is expected to become more widely used as awareness grows. The direction of travel is clear: more regulation, more enforcement, and fewer informal arrangements. Both landlords and tenants need to keep records, follow the rules, and understand that the old system is not coming back.
Frequently asked questions about the Renters’ Rights Act
Can I still sell a property with a tenant in place? ▾
What happens if my landlord hasn’t registered on the database? ▾
Can my landlord increase rent if I’m on a periodic tenancy? ▾
What counts as a valid ground for eviction under Section 8? ▾
Do I still need to give a deposit to the tenancy deposit scheme? ▾
Can a tenant be evicted for having a pet? ▾
What the Renters’ Rights Act means for the next five years
The abolition of Section 21 is the biggest change to private renting in a generation, but it’s only the first phase. The Decent Homes Standard, the Private Rented Sector Database, and the tighter rent increase rules are all designed to shift the balance of power toward tenants. Landlords who adapt — by registering, keeping proper records, and using the correct legal grounds — will find the new system manageable. Those who rely on old habits will face delays, lost rent, and tribunal orders. For tenants, the Act provides stronger security, but it also requires you to know your rights and to document everything. The relationship between landlord and tenant is now a legal partnership, not a favour. Treat it that way and both sides can avoid the tribunal altogether.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read Understanding anchor tenant lease terms for your business.
Sources and Further Reading
What hidden costs lurk in your UK commercial lease — A closer look at the fees and charges that catch tenants off guard, relevant to the cost side of the landlord-tenant relationship.
Top tips for understanding landlord indemnity in the UK — Explains indemnity clauses and how they interact with the new tenancy rules under the Renters’ Rights Act.
Signature Law (2026). Landlord and tenant law in the UK: your 2026 guide. 🔗
Gov.uk (2026). Renters’ Rights Act overview for tenants. 🔗
Essential Property Options (2026). Landlord responsibilities and rights in 2026 — the complete updated guide. 🔗
