Carla Jones

The Renters’ Rights Act represents the most significant reform of the private rented sector in England for many years. While much public discussion has focused on tenant protections, the Act has wide-ranging practical consequences for landlords. Understanding what is changing, and when, is essential to managing risk and maintaining control of rental portfolios.

When will the Act take effect?

Although the Act is already law, its provisions will be introduced in stages.

The most important changes for landlords are expected to come into force in spring 2026. From that point, new tenancy rules, possession procedures and rent controls will apply to most private residential lettings. Further measures, including a national private rented sector database and a mandatory landlord ombudsman scheme, are expected to follow later in 2026 and beyond.

From late 2025, local authorities will receive enhanced investigatory and enforcement powers, making it easier for councils to demand documents, carry out inspections and impose penalties for non-compliance.

The abolition of section 21

One of the most significant changes is the removal of section 21 “no-fault” evictions. Once the new regime is in force, landlords will no longer be able to recover possession simply by serving notice at the end of a tenancy.

All possession claims will need to rely on specific statutory grounds, such as serious rent arrears, anti-social behaviour, or the landlord’s intention to sell or occupy the property themselves. While new grounds have been introduced, they are more tightly defined and often subject to conditions and minimum notice periods. This places greater importance on proper documentation and early legal advice.

End of fixed-term tenancies

Fixed-term assured shorthold tenancies will effectively be replaced by assured periodic tenancies. Tenancies will have no fixed end date, and tenants will be entitled to remain in occupation unless a valid legal ground for possession is established.

For landlords, this removes the certainty previously associated with the end of a fixed term and requires more forward planning where a property may be needed for sale, redevelopment or personal use.

Rent increases

The Act also restricts how and when rents can be increased. Rent increases will generally be limited to once per year and contractual rent review clauses will no longer be enforceable. Instead, landlords must follow the statutory process, and tenants will have stronger rights to challenge increases at tribunal. This is likely to slow the process and may affect cash flow where increases are disputed.

Pets, discrimination and enforcement

Blanket bans on pets will no longer be permitted, and landlords will need to consider pet requests reasonably. In addition, discrimination against prospective tenants with children or those in receipt of benefits will be prohibited.

Local authorities will have stronger enforcement powers and higher penalties will apply for breaches, making compliance more important than ever.

Preparing now

Although the key changes are not expected until later this year, landlords should act now. Reviewing tenancy arrangements, understanding the new possession grounds and ensuring full compliance with existing obligations will put landlords in the best position to adapt to the new regime. For landlords unsure about continuing to rent properties out, consideration needs to be given sooner rather than later, as when the Act is implemented their options will be reduced.

Early preparation will be critical to navigating this new landscape with confidence.