Renters Rights Act 2026
The Renters Rights Act brings the biggest changes to Residential Lettings since 1988. Here are the basic facts Landlords need to know
The facts behind the Act
Finally, after the first draft and consultation was made by Theresa May’s Government in the Autumn Budget in 2017, the Renters Rights Act became law on 1st May 2026.
Much of the long-awaited detail of the law has now been published. The private rental sector has been overhauled and completely re-shaped. This is the biggest change since the 1988 Housing Act came into force. Phase One of the Act came into effect on 1st May, and Landlords should have prepared to avoid significant financial penalties.
The key points that all Landlords should be aware of are:
Phase One. Effective from 1st May 2026
Assured Shorthold Tenancies will be no more; with effect from 1st May 2026, all tenancies will become Assured Periodic Tenancies.
As Assured Periodic Tenancies, there will be no fixed term as such. Tenants will be able to give two months’ notice at any time.
Notices
A Section 21 Notice (often referred to as a ‘no fault’ notice) giving two months’ notice to a tenant will be abolished.
From 1st May 2026, only a Section 8 Notice can be used, and only when certain grounds apply. A Landlord with one of the grounds for possession must serve four months’ notice to the tenant. The most commonly used of these grounds will include
- Ground 1 – Where the Landlord or a close relative wants to move into the property (Close relatives are identified as mother, father, daughter, son, brother or sister).
- Ground 1A – Where a Landlord wishes to sell their property, however, marketing can only commence after the tenant has vacated.
- Ground 6 – This is where the landlord wants to redevelop the property or do works that are so substantial that it cannot be done with the tenant in situ. The tenant must be in the property for at least six months.
- Ground 7 – The death of the tenant.
- Ground 8 – Serious Rent Arrears. Notice cannot be given to a tenant unless they are in arrears for three months.
- Ground 13 – The condition of the property is seriously deteriorating, and the tenant’s health and safety are at risk, and again, cannot be carried out with the tenant in situ.
Rent Reviews. A landlord can only increase the rent once a year, inline with current market rent. Two months’ notice of an increase is required, and the tenant has the right to challenge the increase through a tribunal.
Rent In Advance. Rent in advance will no longer be permitted, something often used for security (alongside references) where a tenant could not meet the financial requirements of conventional referencing.
Rent Bidding. A Landlord cannot agree to let the property at a figure above the marketed rent.
Prescribed Information
All new tenancies must include a written statement, which can either be incorporated into the tenancy agreement or served as a separate document. Tenants must also provide an information sheet to tenants and guarantors before 31st May 2026. Landlords or agents must be able to prove this prescribed information has been served correctly.
Pets and Discrimination.
A landlord cannot refuse a request from a tenant wishing to have a pet/pets at a property unless specific and reasonable reason to do so. One reason could be that a landlord (or a family member) has a serious pet allergy.
A Landlord cannot discriminate against tenants in receipt of benefits.
Phase Two. Expected to come into effect in late 2026
Landlords Database. The introduction of a compulsory landlord’s database to which all landlords must register. There will also be a mandatory re-dress scheme for all landlords.
Phase Three. Date of implication to be confirmed
Property Condition. All Landlords must ensure that their rented properties are safe, and in a good state of repair with modern facilities and services. This is obviously something which Landlords should be working towards achieving and maintaining at all times.
Awaab’s Law (which became law in October 2025) gives Tenants the right to sue their landlord for failure to maintain the property in a reasonable state.
Rachael's View
For too long, there has been too great a reliance on the Private Rental Sector to house local families. Governments have failed to address this. The Private Rental Sector has become too big and too easily abused. The Housing Act 1988 did not fit the sector's purpose or scale and has been relied on for far too long. There needed to be a significant change.
Although the Renters Rights Bill (now the Act) has been under deliberation since 2017, it has been rushed through without reforming the housing law, leaving many procedural inconsistencies. The Government must address the shortage of social housing to enable local people to live in the places and environment in which they were brought up and afford to pay rent without the current level of financial support from Local Authorities. Without this, the pressure on the Private Rental Sector will remain, whether or not the new legislation accompanying the Renters Rights Act is enacted.
I predict there will be many pieces of case law brought to the courts that will amend the Act over time, and it is extremely important, therefore, that letting agents and Landlords have their finger on the pulse.
Symonds & Sampson hosted three series of seminars across the region whilst the Bill was in debate, largely speculating on the impact that the Act would have on the Private Rental Sector. Our seminars in early 2026 provided landlords with some clarity. Newsletters and further seminars will be scheduled as and when information becomes available. Registered Landlords can view recordings of previous seminars, so if you haven't already done so, please register here for an invitation to view, as well as newsletters, updates and notice of forthcoming events.
As responsible Letting and Managing Agents, we will work with Landlords to ensure that they are fully aware of changes, and advise our clients on the steps to take to comply with the Act. To carry this out effectively, we encourage all Landlords to take advantage of our Letting and Management services. We can also provide a comprehensive, bespoke insurance policy to clients for whom we provide a Full Management service. Please do not hesitate to get in touch with our agents at your nearest office.
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