What the Renters Rights Act Actually Means for Landlords

The Renters Rights Act aims to change how renting works, particularly in the private rental sector, but many landlords are unsure what the changes actually mean in practice.

This guide breaks down the key points in simple terms: what’s changing, who it affects, when it will happen, and what remains the same. So what does the Renters' Rights Act actually mean for landlords?

The Renters Rights Act is intended to improve security and fairness in the private rental market. The proposed changes aim to provide renters with more stability while also creating clearer rules for landlords.

1. The End of Section 21 “No-Fault” Evictions

One of the most significant proposed changes is the removal of Section 21 evictions, often referred to as “no-fault evictions.”

Currently, landlords can ask tenants to leave at the end of a tenancy without giving a specific reason, as long as the correct notice is given.

Under the new system:

• Landlords will need a valid legal reason to end a tenancy.
• Reasons may include selling the property, moving in themselves, or serious breaches of tenancy terms.

This change aims to provide tenants with more security in their homes.

2. A New Tenancy Structure

The Act proposes replacing fixed-term assured shorthold tenancies with periodic tenancies.

In practical terms this means:

• Tenancies will run month-to-month by default.
• Tenants can leave with two months’ notice.
• Landlords must follow specific legal grounds if they want to end a tenancy.

The idea is to make renting more flexible while preventing sudden evictions.

3. Stronger Rights to Request Pets

Tenants will have the right to request permission to keep pets, and landlords must consider requests reasonably.

Landlords can still refuse pets in some cases, but they will need a valid reason rather than an automatic ban.

4. A New Ombudsman for Private Renters

The Act proposes a private renters’ ombudsman that all landlords must join.

This body would:

• Handle disputes between landlords and tenants
• Provide mediation and decisions without going to court
• Offer guidance on rental issues

The goal is to resolve problems faster and more cheaply than through legal action.

5. A Property Portal for Landlords

A new national landlord database (property portal) is expected to be introduced.

Landlords will be required to register their rental properties, which should:

• Improve transparency
• Help local authorities enforce standards

Give tenants access to basic property information

The Renters Rights Act mainly affects the private rented sector.

This includes:

Tenants

• People renting homes from private landlords
• Students and families renting privately
• Individuals on periodic or fixed-term contracts

Landlords

• Individual landlords renting one or more properties
• Property investors
• Letting agents managing properties

Key Dates

1 May 2026 – Phase One (Major Changes Go Live)
Most of the headline reforms start on 1 May 2026, including:

• Abolition of Section 21 “no-fault” evictions - landlords will no longer be able to evict tenants without a legal reason.
• Fixed-term assured tenancies end - all existing and new private tenancies become periodic (rolling) tenancies instead.
• Rent increase limits - rent can generally only be increased once per year via a set process.
• Ban on rental bidding and long rent advance requirements - practices that pushed up cost and barriers to renting are restricted.
• Right to request to keep a pet - landlords must consider reasonable pet requests.

By 31 May 2026
Landlords are required to provide tenants with an official government information sheet explaining the new rights and rules.

Late 2026 – Phase Two (Systems and Bodies Introduced)
Later in 2026, likely toward the end of the year:

• A national landlord and property database will be rolled out (landlords must register).
• A Private Renters’ Ombudsman will begin handling disputes outside of court.

Phase Three – Standards and Enforcement (2030s?)
Some longer-term measures, such as extending a Decent Homes Standard for private rentals or expanding requirements like Awaab’s Law are expected much later, potentially in the 2030s.

Although the Act introduces several changes, many core aspects of renting will stay familiar.

For example:

• Tenants must still pay rent and follow tenancy agreements.
• Landlords remain responsible for maintaining safe and habitable properties.
• Legal eviction processes through the courts will still exist when required.
• Tenancy deposits and deposit protection rules will continue.

In other words, the fundamentals of renting are not being completely replaced, many existing responsibilities remain unchanged.

Landlords may need to adapt to:

• New legal grounds for ending tenancies
• Registration requirements for the property portal
• Membership in the new ombudsman system

Many landlords already operate within good practice standards, so some of these changes may formalise processes that are already common.

The Renters Rights Act is intended to rebalance the private rental market by increasing tenant security while maintaining clear rules for landlords.

The biggest headline change is the proposed removal of no-fault evictions, but the wider reforms also introduce dispute resolution systems, property registration, and clearer tenancy structures.

As with most legislation, the real impact will depend on how the rules are implemented and enforced.

For both renters and landlords, staying informed about the details and timelines will be key as the changes move forward.