The Renters’ Rights Act, in plain English

The law · Renters’ Rights Act

The Renters’ Rights Act,
in plain English.

It is the biggest change to private renting in thirty years, and most of it is already in force. This guide is for landlords who want to know what actually changed, what stayed the same, and what it means for how a tenancy runs day to day.

Fixed-term ASTs are gone

Since 1 May 2026 most private tenancies are assured periodic tenancies, including those that began as fixed-term assured shorthold tenancies. They roll on month to month with no fixed end date, and a tenant can leave on two months’ notice. In practice that puts a premium on choosing the right tenant at the start, because the tenancy no longer locks anyone in for a year.

Section 21 is gone too

Since 1 May 2026 there is no such thing as a “no-fault” notice. Possession now runs through Section 8 only, and you must have a stated legal ground with evidence to support it.

The grounds you can still rely on

You have not lost control of your property. If you need to sell it, move into it or house a family member, if the rent is seriously in arrears, or if the tenancy has been breached, there are defined grounds for possession, each with its own notice period and evidence requirement. The paperwork needs to be in the shape those grounds require from day one, not assembled at the point you need it.

Rent rises follow one route

Rent increases now happen once a year through the statutory notice procedure, and a tenant can refer a rise they think is above market rate to the First-tier Tribunal. A figure priced from real local comparables is one that stands up if it is ever tested.

Damp, mould and hazards: deadlines are coming

Awaab’s Law already sets legal deadlines for damp, mould and other hazards in social housing, and the government plans to extend it to private renting at a date still to be confirmed. The duty to keep a home fit to live in applies now. A reported issue with a dated record, photographs and a contractor booked is a very different position from one discovered late, which is why inspection and logging matter more than they ever have.

For a landlord who references properly, protects the deposit on time, keeps certificates current and fixes things when they break, very little has changed. The Act is hardest on landlords who were cutting corners. We run every tenancy to the new framework as standard, and if you would like your current tenancies reviewed against the new rules, we will do it and tell you what needs tidying.