What does the Renters’ Rights Act mean for landlords?

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7th Apr 2026
News & Insights

Samantha Travella

Partner

The private rented sector is undergoing significant reform. Said by the government to provide ‘the least affordable, poorest quality and most insecure housing of all tenures’, the sector will be made more tenant-friendly. And while this should bring positive outcomes for landlords too, including a secure source of income from content tenants, the full requirements of the Renters’ Rights Act will not be without their challenges.

What changes will the Renters’ Rights Act bring?

These include:

An end to fixed term tenancies

Fixed term tenancies will become periodic tenancies, continuing until they are brought to an end.

No more section 21 (‘no-fault’) evictions

Private landlords will no longer be able to evict tenants without giving a reason. Rather, landlords will have to point to one of a limited number of ‘fair grounds for possession’ set out in the legislation. These grounds include needing to sell, or needing possession so that the landlord or a family member may move in. In those particular circumstances, four months’ notice would need to be given.

Alongside this, tenants will have a 12-month ‘protected period’ at the start of their tenancy, during which time the landlord can’t evict them in order to move in or sell the property. Tenants will also be able to end their tenancy on two months’ notice, coinciding with the end of a rent period.

Stronger protections against backdoor eviction

Landlords who may have increased rent excessively in order to force tenants out will find it more difficult to do so in future.

The new system will enable rent to be raised annually via a ‘section 13’ notice setting out the new rent and give at least two months’ notice of that increase. The tenant will have the right to appeal the landlord’s decision if they believe the new rent is above market rate.

Decent Homes Standard (‘DHS’) to be introduced

Applying the DHS to the private rented sector will add another layer of responsibility for landlords, forcing those who have failed to provide safe and decent homes to change their ways. Improvement notices will be issued by local councils. And landlords will be subject to civil or criminal penalties if they don’t comply with enforcement action. A ‘rent repayment order’ is also a possibility.

Awaab’s Law to apply

Awaab’s Law follows the tragic death of two-year-old Awaab Ishak who suffered exposure to mould in his family’s social rented home. Applying Awaab’s Law to privately rented homes is intended to place landlords under strict obligations to address hazards within a certain time period. Tenants will be able to take court action to enforce these responsibilities.

These are among the raft of changes that we should begin to see being introduced from 1 May 2026, although specific dates aren’t yet available for all. For landlords, now is the time to become fully acquainted with the new regime and the various different and additional obligations it imposes.

Our team can help. If you are a private rented sector landlord, our property lawyers will ensure you are properly equipped to thrive when the new provisions take effect.

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