Preparing for the Renters Rights Act

The Renters Rights Act is one of the biggest shifts in landlord tenant law in a generation. It introduces major changes to how tenancies work, how rent increases are handled, and when possession can be sought.

The Renters Rights Act 2025 is expected to come into force in England from 1 May 2026, with some provisions phased in earlier or later.

This page explains the practical implications we are already discussing with landlords in Hemel Hempstead and across Hertfordshire.

Why this legislation matters

The aim of the Renters Rights Act is to improve security and standards for tenants while increasing accountability across the private rented sector.

For landlords, this means tighter processes, more structured compliance requirements, and far less room for informal or outdated practices.

The landlords who adapt early are likely to experience far less disruption when the changes take effect.

The new tenancy structure explained

One of the biggest changes is the removal of fixed term Assured Shorthold Tenancies.

Under the new legislation, the standard form of tenancy becomes a rolling periodic tenancy, expected to be known as an Assured Periodic Tenancy.

This means tenancies will last indefinitely unless a tenant chooses to leave, or a landlord regains possession using one of the statutory grounds.

The so called no fault eviction route, Section 21, will no longer be available.

Existing Assured Shorthold Tenancies will automatically convert into the new tenancy type.

Expected effective date: 1 May 2026

A guide to some of the main new rules

Rent increases will be more regulated

Under the new rules, landlords can increase rent once per year, up to what is considered a fair market rent level.

Rent review clauses will no longer be permitted, and rent increases will require a formal Section 13 notice with two months notice.

Tenants will also be able to challenge rent increases through the First tier Tribunal.

This makes it more important than ever to set rent correctly from the start, supported by strong local market evidence.

Rental bidding will be banned

The Renters Rights Act will prohibit landlords from accepting rent offers above the advertised asking rent.

This means the rent must be clearly stated when marketing a property and cannot later be increased through bidding pressure.

Restrictions on rent in advance

Landlords and agents will no longer be able to request more than one month rent in advance.

Rent in advance can only be accepted once a tenancy agreement has been signed.

Holding deposits and tenancy deposits will still be permitted within existing limits, subject to final regulations.

Discrimination rules will tighten

Landlords will not be allowed to refuse applicants simply because they have children or receive benefits.

Landlords can still apply fair affordability and referencing criteria, and can still refuse applicants who cannot afford the rent or who fail referencing checks.

Landlords can also refuse applications where the property is genuinely unsuitable.

Tenants will have stronger rights around pets

Tenants will have the right to request a pet in writing.

Landlords must respond within 28 days, and refusals must be supported by valid reasons.

Government guidance suggests one example of a reasonable refusal may be where a leasehold lease prohibits pets.

More information must be provided at the start of a tenancy

Landlords will be required to provide tenants with key written information about the tenancy at the beginning.

This is expected to be done through a written tenancy agreement or a similar document.

Selling a rental property under the new rules

The Act will still allow landlords to regain possession if they wish to sell the property, or move into it themselves.

However, there are stricter rules around this:

• New tenancies are expected to include a 12 month protected period where this ground cannot be used
• Tenants must be given four months notice
• There may be restrictions on using this ground again if the property does not sell

This is an area where landlords will need to plan carefully if they are considering selling in the near future.

Student tenancy exemptions

The Act includes concessions for certain student properties, particularly HMOs rented to students.

In these cases, fixed term tenancies aligned to the academic year may still be permitted, but only if strict criteria are met, including notice requirements and restrictions on how far in advance the tenancy can be agreed.

Possession and eviction rules

The Renters Rights Act introduces new rules governing when landlords can evict tenants and regain possession.

The major change is that tenants cannot be evicted without a reason.

Instead, landlords will need to rely on the updated Section 8 process and statutory grounds for possession. These include rent arrears, antisocial behaviour, property damage, and a landlord intending to sell, amongst others.

Some grounds are mandatory, meaning possession must be granted if proven. Others are discretionary, meaning the court may consider whether eviction is reasonable.

Notice periods will vary depending on the ground, ranging from two weeks to four months.

For rent arrears, mandatory eviction is expected to require three months arrears, with four weeks notice.

Because the new eviction process is likely to involve more evidence and documentation, landlords should ensure record keeping is strong and professional.

Expected effective date: 1 May 2026

Increased enforcement powers and penalties

The Act increases investigatory powers for local authorities.

Councils will have expanded powers to enter properties they believe are being rented out, and can apply for warrants if refused entry. They may also be able to request and seize documents connected to rental activity.

Civil penalties are also increasing. Initial breaches may result in fines of 7000 pounds, with repeat or ongoing breaches potentially rising to 40000 pounds.

Tenants may also be able to claim up to two years rent repayment under widened Rent Repayment Order rules.

Expected effective dates: 27 December 2025 and 1 May 2026

Other measures expected in the future

Private Rented Sector Database

A national database is expected to be introduced, containing information about privately rented properties, including safety certificates and EPC details.

Landlords will be required to register, and a fee is expected. The database is expected to launch in late 2026.

PRS Landlord Ombudsman

A new ombudsman scheme is expected to be introduced, giving tenants access to a redress service.

Landlords will be required to join and may face orders to resolve issues or pay compensation. Further information is expected in late 2026.

Decent Homes Standard and Awaabs Law

The government has confirmed plans to extend the Decent Homes Standard and Awaabs Law into the private rented sector, although these measures are not expected to come into force for some time.

What landlords should do now

• Review your tenancies and your rental property plans
• If you may sell in future, consider the May 2026 rule changes early
• Check your rent level against current market rent
• Ensure gas safety, electrical safety and EPC documentation is up to date
• Confirm deposits are protected correctly
• Strengthen record keeping, especially rent history, certificates, repairs and tenant communications
• Carry out property inspections and resolve maintenance concerns promptly
• Seek advice early rather than relying on assumptions

Why preparation reduces risk

The landlords who prepare early are far less likely to face disruption when the Act comes into effect.

Well organised documentation and professional management will become increasingly important, not just for compliance but also for protecting long term rental performance.

Download the full guide

If you want the full detail in one place, download our Landlords Guide to the Renters Rights Act.

Disclaimer: This guide is based on the latest government guidance at the time of writing and may be subject to change. It does not constitute legal or financial advice. Independent legal advice should be sought where required.