Being a landlord has always involved more than collecting rent and looking after a property. Since 1 May 2026, the Renters’ Rights Act 2025 has changed some of the main rules landlords in England need to follow. From how tenancies work to increasing rent and getting a property back, there is plenty to understand. The good news is that the changes become much easier to manage once you know what they mean in practice.
Related: Buy more, worry less: de-risking expansion under the Renters’ Rights Act 2025
Tenancies now work differently
One of the biggest changes is the move away from assured shorthold tenancies with fixed end dates. Most existing assured shorthold tenancies became assured periodic tenancies on 1 May 2026, while new assured tenancies are also periodic. This means they continue on a rolling basis, such as month by month, rather than ending on a set date. Existing landlords with written agreements did not generally need to issue a new tenancy agreement, but most had to give each named tenant the government’s Renters’ Rights Act Information Sheet by 31 May 2026.
For new tenancies created from 1 May 2026, landlords must give tenants certain written information about the key terms before the tenancy is agreed. Keeping the right paperwork in place is therefore an important part of starting and managing a tenancy correctly.
Section 21 has ended
Landlords can no longer use Section 21 to regain possession without giving a reason. Since 1 May 2026, landlords generally need to use the Section 8 process and rely on an appropriate legal ground. These grounds cover situations such as selling the property, the landlord or a close family member moving in, serious rent arrears and antisocial behaviour. Different grounds have different rules and notice periods, so landlords need to check the correct process before taking action.
There are also extra protections around some possession grounds. For example, landlords cannot normally use the selling or moving-in grounds during the first 12 months of a tenancy. This makes it particularly important for buy-to-let landlords to understand their options before serving notice.
Rent increases follow a set process
Rent can normally only be increased once a year under the new system. Landlords must use the revised Section 13 process and give the tenant at least two months’ notice of the proposed increase. Tenants can challenge an increase at the First-tier Tribunal if they believe it is above the market rent.
For landlords, this means rent reviews need to be planned carefully rather than treated as an informal change. Having accurate records and following the correct notice process can help prevent avoidable problems.
Rental bidding and rent in advance have changed
A rental property must be advertised with a clear asking rent. Landlords and letting agents cannot ask for, encourage or accept an offer above that advertised amount. This is designed to stop rental bidding, where applicants compete by offering increasingly higher rents.
There are also tighter rules around rent in advance. Landlords and agents cannot ask for, encourage or accept rent before the tenancy agreement has been signed, and they cannot require more than one month’s rent in advance once the agreement is in place.
Landlords need to consider pet requests
Tenants and prospective tenants can ask to keep a pet, and landlords cannot simply reject the request without a valid reason. That does not mean every pet request has to be accepted. There may be genuine reasons why a particular animal or property is unsuitable, but each request needs to be considered properly rather than refused automatically.
For landlords, a clear process can make these requests easier to handle. Keep a record of the request, consider the individual circumstances and make sure any decision has a reasonable basis.
Related: Pet-friendly tenancies: How the Renters’ Rights Act 2025 changes the rules for landlords
Choosing tenants also comes with new rules
Landlords and letting agents cannot discriminate against someone because they have children or receive benefits. This applies throughout the rental process, including providing information, arranging viewings and deciding who can rent the property. Applicants can still be assessed using reasonable criteria, but having children or receiving benefits cannot be used as a reason to put someone at a disadvantage.
What should buy-to-let landlords check?
The Act makes good property management even more important. A simple review can help identify anything that needs attention before it becomes a bigger problem.
- Check that your tenancy paperwork meets the current rules.
- Make sure the required information has been given to tenants.
- Review how and when you increase rent.
- Understand the possession grounds before serving notice.
- Check your process for pet requests.
- Advertise properties at a clear asking rent.
- Review how prospective tenants are assessed.
- Keep clear records of important tenancy decisions.
Good management matters more than ever
The Renters’ Rights Act has changed some long-established parts of renting, but landlords do not need to navigate the changes alone. The key is knowing which rules apply, keeping accurate records and following the correct process when something changes during a tenancy. Local councils also have stronger powers to investigate breaches, and some failures can lead to financial penalties, making it even more important to get the basics right.
For buy-to-let landlords, professional property management can take much of this day-to-day work off your hands. From tenancy paperwork and rent reviews to ongoing management, your local Hunters team can help you understand your responsibilities and look after your investment. Speak to your local Hunters team to discover how our property management services could support you.
