Section 21 ‘No-Fault’ Evictions to End

One of the biggest changes introduced by the Act is the abolition of Section 21 notices. Landlords can no longer regain possession of a property without relying on a specific legal ground.

Instead, landlords must rely on the new and amended Section 8 grounds for possession.

For example, landlords can 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 applies.

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

Changes to Rent Increases

Landlords can still increase rents, but new rules now 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 have the right to challenge an increase at the First-tier Tribunal if they believe it is above market rent.

The new rules 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 are also changes to the rules surrounding rent arrears.

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

Landlords can still use discretionary rent arrears grounds, including where rent has been repeatedly paid late.

Rent in Advance and Rental Bidding

The Act introduces restrictions around rent in advance for new tenancies, which are now active.

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 must also advertise a clear asking rent and cannot ask for or accept offers above the advertised amount.

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

New Rules on Rental Discrimination

Landlords must not discriminate against prospective tenants because they:

• Have children; or
• Receive benefits.

Landlords can still 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 gives tenants greater rights when requesting permission to keep a pet.

Landlords cannot unreasonably refuse a request, and tenants have the ability to challenge decisions they believe are unfair.

New Landlord Ombudsman

A new Private Rented Sector Landlord Ombudsman is being introduced as part of the phased implementation of the Act.

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 once the relevant requirements apply.

Private Rented Sector Landlord Database

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

Private landlords will be required to register once the relevant requirements come into force, with further details on the information required and registration process being confirmed.

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

When Did the Renters’ Rights Act Come into Effect?

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

Phase 1 – 1 May 2026

The first phase came into force on 1 May 2026 and the following requirements are now active:

• 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, with many of the key requirements already in force. Landlords should ensure they understand the requirements that now apply and consider how the changes affect their individual circumstances, tenancy arrangements and property management.

At Robsons, we have taken a proactive approach to the introduction of the legislation, working with our landlords well in advance to ensure they were fully informed of the changes and had sufficient time to understand how the new requirements could affect their properties and tenancies.

We have also reviewed and adjusted our own processes, procedures and documentation to ensure our lettings and property management services reflect the requirements of the legislation now in force and that our clients continue to receive clear, compliant and practical support.

We will continue to provide further information and guidance as the remaining phases of the legislation are implemented and further Government guidance becomes available.

If you have questions about how the Renters’ Rights Act affects 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.