- The Renters’ Right Act was passed in 2025 and has important implications for the private rental sector
- Phase 1 of the changes came into play in May 2026 including abolishing no-fault evictions, changing all tenancies to periodic, rolling tenancies and limiting rent increases to once a year
- More changes are expected from late 2026 to 2035, so landlords need to know what to expect.
The Renters’ Right Act is a UK law that is changing how private rentals work in England.
It has brought about major changes for tenants and landlords, including improving tenants’ rights and making the private rental sector fairer.
For landlords, there are new laws and legislations to learn in order to stay legally compliant.
Here at J Property Management London, we’re experts at helping landlords with whatever they need. That’s why we’ve prepared our Renters’ Rights Act guide for everything you need to know as a landlord. Any questions? Contact our team of friendly experts who would be more than happy to help you further.
The Renters Rights Act: A Timeline
The Renters’ Right Bill was passed into law back in 2025 to create fairer renting practices in the private rental sector and give tenants more rights.
Major changes were rolled out on May 1, 2026 (Phase 1) and Phases 2 and 3 are expected from late 2026 into 2035.
So, here’s what has happened so far. In Phase 1 (as of May 1, 2026), the key changes rolled out were:
No More Fixed-Term Tenancies
All tenancies were changed from fixed-term tenancies (with a specific end date) to periodic (on a rolling basis). This means that tenants stay in the property until they or the landlord gives notice. As part of this, there are new notice periods that both landlords and tenants must adhere to.
An End To Section 21 “No-Fault” Evictions
Eviction procedures have totally changed. Previously, landlords could use Section 21 notices to evict tenants without any particular reason. Now, landlords have to use a Section 8 notice where they provide specific grounds for eviction along with evidence.
Bidding Wars Banned
To encourage fairer rental practices for tenants, bidding wars are no longer permitted. Landlords cannot accept any offers above the advertised asking price.
Limited Advance Rent
The Renters’ Rights Act states that landlords or letting agents can only ask for one month of rent in advance (six weeks’ advance rent used to be standard).
Pet Requests
Tenants now have the right to formally request to have a pet into their rental, without any blanket bans on pets. Landlords could still reject pets, but only if they have valid reason to do so – such as leasehold restrictions.
Anti-Discrimination Policies
While discrimination against certain characteristics was already banned (e.g. sex, gender, race, religion, ethnicity, etc.), landlords are no longer able to discriminate against tenants on benefits or tenants with children.
Bigger Penalties
The UK government has clamped down on penalties against landlords conducting unfair rental practices, with penalties of up to £40,000 in some cases. This means that landlords are under greater compliance pressures to make sure they’re acting in line with new laws.
What The Renters Rights Act Means For Landlords?
Importance Of Tenant Sourcing
Under these new laws, tenant sourcing is more important than ever. With Section 21 evictions now abolished, landlords need a valid reason to evict tenants. Getting high-quality, reliable tenants who treat your property with care from the offset will be key for landlords.
Additionally, now that all tenancies are on a rolling periodic tenancies, renters can give two months’ notice at any time. This means that it is in a landlords’ best interests to take good care of their tenants to avoid void periods and tenant turnover.
Steady Rental Income
It’s now easier for tenants to move, as they are able to give two months’ notice whenever they want. This means that landlords will have to act quickly to replace tenants and not suffer during void periods.
Also, with a limit of just one month’s rent in advance and rent increases only permitted once a year, landlords will have less of a financial buffer and will need to plan carefully for steady cash flow.
Attention To Detail
Landlords can easily get caught out for discrimination, now that laws have become stricter. Any perceived mentions of discrimination in marketing or tenant documents (such as banning certain types of tenants) could mean landlords facing penalties or legal action. Similarly, landlords will need to reasonably consider any requests for pets.
Strategic Pricing
With bidding wars banned and rent increases limited to once a year, it’s more important than ever for landlords to set the right rental price. Rather than relying on setting a lower rental price to encourage interest and a higher price, they have to get it right the first time. Check out our free rent valuation tool to make sure you’re setting the right price off the bat.
Careful Compliance
From providing specific, legal reasons with evidence to justify evictions to adhering to new notice periods and providing all tenants with the correct paperwork, landlords have a lot to think about now. Landlords could face serious penalties if they’re caught not following the new legislation.
We know how difficult it can be to stay on top of legal compliance with so many new laws. That’s why, as part of our property management services at J Property Management, we help you stay fully compliant. Contact us today to find out more.
How Will Renters Rights Act Affect Different Property Types?
Student Properties
As with other tenancies, student tenancies need to be on a monthly, rolling basis i.e. no more fixed-term academic year tenancies. Fixed-term contracts are only available for purpose-built student accommodation blocks and university halls of residence – not private student accommodation.
Students can leave the tenancy by giving the landlord two months notice. For landlords to evict tenants, they’ll need to follow the new procedure as stated by Section 8 notices.
In some cases, the landlord can evict full-time students at the end of the academic year under Ground 4A for property possession, but only in the case that they plan to re-let to full-time students. They also must provide four months’ notice and cannot use Ground 4A if the tenancy agreement was entered more than six months before the tenant was entitled to move in.
As a student landlord, this makes things much more difficult as they cannot market their property and confirm student groups in advance for the next year. They also have to be strategic as they need to adhere to a four month notice period, with a move-out date of between 1st June and 30th September.
Properties With Lodgers
The new Renters’ Rights Act doesn’t apply to lodgers as lodgers who live in the landlord’s home count as an “excluded occupier” rather than a tenant. There’s no need for Section 8 evictions for lodgers; landlords simply need to give “reasonable notice” to move out.
Unlike with tenants, landlords are not required to protect a lodgers’ deposit in a government protection scheme. However, despite not being covered by the Renters’ Rights Act, lodgers are protected by certain laws. These include anti-discrimination and anti-violence policies, and lodgers’ belongings are also protected from the landlord in the case of eviction.
Commercial Properties
The Renters’ Rights Act does not directly impact commercial properties but there may be legal implications. For example, with new policies coming in for energy efficiency, commercial landlords should also be aware that they’ll need to make their properties more energy efficient in coming years.
For landlords that own both commercial buildings and residential laws, they’ll need to familiarise themselves with two totally different legal guidelines.
Is The Renters Rights Act Relevant Across The Whole Of The UK?
No, most of the Renters’ Rights Act applies only to tenancies in England. Phase 1 here is already in action as of May 1, 2026.
Scotland has its own laws regarding tenancies, and hasn’t permitted no-fault evictions since 2017. Wales and Northern Ireland both have their own independent structures with Wales governed by the Renting Homes (Wales) Act 2016 and Northern Ireland following the Private Tenancies (Northern Ireland) Order.
How Can Landlords Prepare For Future Changes In The Renters Rights Act?
Landlords should be aware of upcoming changes in the following years as a result of the Renters’ Rights Act.
Phase 2, which is expected to come into play in late 2026, will include:
- Landlords having to register for a Private Rented Sector (PRS) database
- The introduction of a PRS Ombudsman to help resolve tenant disputes.
Phase 3, with changes expected to happen from 2027 into 2035, include:
- Awaab’s Law (concerning housing safety conditions, specifically damp and mould) being applied to private rentals
- Private rentals have to adhere to the Decent Homes Standard.
Staying On Top Of The Renters’ Rights Act With J Property Management
The Renters’ Rights Act brings new challenges for landlords which can be hard to keep up with. With stricter penalties in place, it’s more important than ever for landlords to know their legal responsibilities.
Also, with less protection for landlords, tenant sourcing and property maintenance must become even more of a priority.
At J Property Management, we can help you. Whether you’re looking for high-quality tenant sourcing, help with legal compliance or ongoing property maintenance, we can make sure that the Renters’ Rights Act doesn’t stop your rental property from making you profit.
Contact us today to explore how we can help you with your London rental.
