Section 21 ‘No-Fault’ Evictions to End

One of the biggest changes is the abolition of Section 21 notices, meaning landlords will no longer be able to regain possession of a property without giving a specific reason.

Instead, landlords will need to rely on the new and amended Section 8 grounds for possession.

For example, landlords will be able to seek possession where they or a close family member intends to move into the property, or where they intend to sell it.

For these grounds:

• The relevant ground cannot generally be used during the first 12 months of a new tenancy.
• A four-month notice period will apply.

There are a number of other possession grounds available to landlords, depending on the circumstances.

Changes to Rent Increases

Landlords will still be able to increase rents, but new rules will apply.

Under the Renters’ Rights Act:

• Rent can generally be increased once a year.
• Increases must reflect the market rate.
• Landlords must use the correct Section 13 process.
• Tenants must receive at least two months’ notice.
• Tenants will have the right to challenge an increase at the First-tier Tribunal if they believe it is above market rent.

The new rules will also prevent rent increases from being backdated. Where a tribunal determines the rent, the new amount will apply from the date of the determination.

Changes to Rent Arrears

There will also be changes to the rules surrounding rent arrears.

The mandatory threshold for possession based on rent arrears will increase from two months to three months’ arrears, while the notice period will increase from two weeks to four weeks.

Landlords will still be able to use discretionary rent arrears grounds, including where rent has been repeatedly paid late.

Rent in Advance and Rental Bidding

The Act introduces new restrictions around rent in advance for new tenancies.

Once the tenancy agreement has been signed and before the tenancy begins, a landlord will generally only be able to require up to one month’s rent.

Landlords and letting agents will also need to advertise a clear asking rent and will not be able to ask for or accept offers above the advertised amount.

These changes apply to new tenancies. Existing arrangements requiring tenants to pay rent in advance, such as quarterly or six-monthly payments, will remain valid where the tenancy was already in place before the relevant commencement date.

New Rules on Rental Discrimination

Landlords will not be permitted to discriminate against prospective tenants because they:

• Have children; or
• Receive benefits.

Landlords will still be able to carry out appropriate referencing and affordability checks to ensure that a tenancy is sustainable for both parties. However, decisions cannot be based on whether an applicant has children or receives benefits.

Greater Rights for Tenants with Pets

The Renters’ Rights Act will also give tenants greater rights when requesting permission to keep a pet.

Landlords will not be able to unreasonably refuse a request, and tenants will have the ability to challenge decisions they believe are unfair.

New Landlord Ombudsman

A new Private Rented Sector Landlord Ombudsman is being introduced.

Private landlords in England with assured or regulated tenancies will be required to join the service once the relevant provisions come into force.

The service will allow tenants to make complaints about their landlord free of charge and will have powers to require landlords to take remedial action, provide information, issue an apology or pay compensation where appropriate.

Landlords will be required to comply with the Ombudsman’s decisions.

Private Rented Sector Landlord Database

A new Private Rented Sector Database is also planned as part of the second phase of implementation.

Private landlords will be required to register, with further details on the information required and registration process to be confirmed.

Landlords who fail to comply with the database requirements may face enforcement action and financial penalties.

When Will the Renters’ Rights Act Come into Effect?

The Renters’ Rights Act became law on 27 October 2025 and is being introduced through a phased implementation programme.

Phase 1 – 1 May 2026

The first phase introduces the main changes, including:

• The move from fixed-term assured tenancies to periodic tenancies.
• The abolition of Section 21 notices.
• Changes to Section 8 possession grounds.
• New rules for rent increases.
• Restrictions on rental bidding and rent in advance.
• Changes relating to discrimination against applicants with children or who receive benefits.
• Greater rights for tenants requesting to keep pets.
• New responsibilities for local authorities in England.

Phase 2 – Late 2026

The second phase is expected to introduce:

• The Private Rented Sector Landlord Database.
• The Private Rented Sector Landlord Ombudsman.

Further details and implementation dates will be confirmed by the Government.

Phase 3 – 2035–2037

Further changes are planned, including:

• The extension of Awaab’s Law to private rented properties.
• Updates to the Decent Homes Standard to include private rented properties.

What Should Landlords Do Now?

The Renters’ Rights Act represents a significant change to the way properties are let and managed in England.

Landlords should make sure they understand the new requirements and consider how the changes may affect their individual circumstances, tenancy arrangements and property management.

At Robsons, we are speaking with our landlords and tenants about the changes and how we can support them as the legislation continues to be implemented.

We will continue to update our website and provide further information as more details become available.

If you have questions about how the Renters’ Rights Act may affect your property, our lettings team is here to help.

Contact Robsons today for professional advice and support with your rental property.

Important Information

The information on this page has been compiled from a number of sources and is intended as a general guide. While every effort has been made to ensure the information is accurate, Robsons Residential Lettings Limited accepts no liability for any errors, omissions or misleading statements.

Landlords should seek appropriate professional or legal advice regarding their individual circumstances.