The Renters’ Rights Act has changed the way landlords in England manage their rental properties. Many of the biggest reforms took effect on 1 May 2026, affecting everything from tenancy agreements and possession to rent increases and pets.
For landlords, the important question is no longer what is changing, but how those changes affect the day-to-day running of a property. Understanding the new rules can help you stay compliant, protect your investment and manage tenancies more effectively.
Related: Adapting to modern tenant expectations in today’s rental market
Fixed-term tenancies have changed
One of the biggest changes is the move to assured periodic tenancies. Existing assured shorthold tenancies have moved to the new system, while new assured tenancies are periodic from the start. Instead of having a fixed end date, they continue on a rolling basis.
This gives tenants greater flexibility, but it also means landlords need to think differently about how tenancies are managed. Rather than relying on a fixed term coming to an end, the focus is now on managing the tenancy correctly throughout its life.
Section 21 has been abolished
Landlords can no longer use Section 21 to regain possession without giving a specific reason. Instead, possession must be sought using the appropriate grounds under Section 8. That does not mean landlords have lost the ability to recover their property. Grounds remain for circumstances such as selling the property, moving in, serious rent arrears and antisocial behaviour. The difference is that the correct legal ground and process must now be followed. Good record keeping therefore matters more than ever. Tenancy documents, rent records and communication with tenants can all become important if possession is needed later.
Rent increases follow a set process
Rent increases are also more structured. For assured tenancies covered by the reforms, landlords can generally increase the rent once a year using the revised Section 13 process and must give at least two months’ notice. Tenants can challenge an increase they believe is above the market rate through the First-tier Tribunal.
For landlords, this makes regular rent reviews useful. Leaving a property at the same rent for several years and then making a large adjustment may be less practical than reviewing its market position regularly and following the correct process when an increase is appropriate.
Letting a property comes with new rules
The Act has also changed how properties can be marketed and how prospective tenants are treated. Landlords and letting agents cannot encourage or accept offers above the advertised rent. Discrimination against prospective tenants because they receive benefits or have children is also prohibited.
There are new rules around rent in advance too. Landlords cannot ask for or accept rent before the tenancy agreement has been signed, and the amount that can be requested in advance at the beginning of a tenancy is restricted. These changes make it important to review older processes rather than assume that the way a property was let previously is still suitable.
Tenants have stronger rights around pets
Tenants can now request permission to keep a pet, and landlords must consider the request reasonably. A request can still be refused where there is a valid reason, so this is not an automatic right to keep an animal in every rental home.
For landlords, the key is to consider each request properly rather than applying a blanket rule. Keeping a written record of the request and the decision can also help show that the correct approach was followed.
What does this mean for landlords?
The Renters’ Rights Act does not make being a landlord impossible, but it does make good property management more important. Small administrative mistakes can have bigger consequences when tenancy rules, notices and legal duties have changed.
A useful starting point is to check:
- Your tenancy documents and written records
- How and when rent is reviewed
- Your process for possession notices
- How tenant applications and pet requests are handled
- Whether your records are complete and up to date
Most landlords with existing written tenancies were also required to provide tenants with the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
Related: Pet-friendly tenancies: How the Renters’ Rights Act 2025 changes the rules for landlords
Good management matters more under the new system
The rental market has moved towards a system where the way a tenancy is managed matters just as much as the property itself. For landlords with several properties, or those managing alongside work and other commitments, keeping track of changing requirements can quickly become demanding.
Take some of the workload off your hands
Professional property management can make that responsibility easier. From tenancy administration and rent collection to ongoing compliance and tenant communication, having an experienced team involved can help keep your property running smoothly and reduce the risk of important tasks being missed. At Hunters, our local lettings teams can help you understand what the Renters’ Rights Act means for your property and support you with the day-to-day responsibilities of being a landlord. Contact your local Hunters branch to discuss your property and find out how our property management services could help.
