Your Guide to the Renters’ Rights Act

In Property Moves’ opinion, our November blog, “Your Guide to the Renters’ Rights Act” is a must-read.

And here’s why:

Big changes are coming for property owners who rent out their properties. And by big, we mean significant developments. If you’re a landlord, you need to know about the new Act and how it could affect you. Tenants: This legislation will reshape the rental process. You must be up to speed, too.

It’s been on the horizon for months, and now it’s here.

This is an easy-to-follow summary of one of the biggest ever shake-ups in the rental sector.

 

Don’t Wait. Act

The Act received Royal Assent on October 27^th, and its real-life consequences will start to take effect from 1^st May 2026. This is a fast lead time. So sharp, in fact, that the National Residential Landlords Association has expressed concerns about it being too-short notice.

Can landlords get everything in place in just a few short months?

Whatever anyone thinks or feels, the time for debate is over. We are where we are. It’s going to happen.

Right, here it is:

 

New Renters’ Rights Act: Summary

“An unjust and private rented sector”: Matthew Pennycook, Housing Minister

In brief, the new law addresses tenants’ security of tenure. Part of the government’s Plan for Change election manifesto, the aim is to overhaul the private rented sector by strengthening renters’ rights.

It is hoped that the new law will rebalance the relationship between tenants and landlords, helping those unable to buy a property to put down roots in the properties they consider their long-term homes.

We’re looking at a major heads-up. Will you be ready?

 

What We Think: From Property Moves to our Landlords. And, Future Landlords

In our view, the overwhelming majority of landlords are decent.

They provide an excellent service and will continue to do so. Indeed, we only work with professional, law-abiding people who rent their properties to a high standard and meet their obligations. However, there’s no getting away from it. We also know that throughout the UK, there are, to be polite, exceptions.

This legislation deals with the unethical and unscrupulous contingent. Nevertheless, this law will apply across the board. Welcome to the Renters’ Rights Act, 2026.

 

1. Abolition of Section 21 “No Fault” Evictions

From May next year, it will be illegal to evict a tenant without a specific reason. Should you need or wish to regain your property, you must have grounds under Section 8. A few finer details:

• You can evict if a family member plans to move in
• You can evict if you sell, but you must give four months’ notice. Plus, you can’t do this within the first 12 months of the tenancy.
• There are separate rules for students in HMOs

(We’ll create a separate blog about Section 8).

Importantly, Assured Shorthold Tenancies (ASTs) will be no more. ALL tenancies, all of them, will be periodic, that is, “rolling”, primarily monthly.

An upside is that, for example, if a house or flat is substandard (damp, mouldy, unsafe, etc.), tenants can leave without paying rent for a fixed period.

Offer a fixed-term tenancy at your peril. You could be fined up to £7,000.

 

2. No More Rental Bidding

Agencies and landlords will no longer be able to accept offers above the advertised rent.

The amount you publicise is the amount your tenant will pay. That’s it.

Regarding rent increases, you will need to give two months’ notice, and this can only happen once a year. And, if your tenant considers the rise excessive, they can take you to a tribunal. The reasoning here is that the government views super-steep increases as “evictions by the backdoor”; for some landlords, a way to force out tenants.

 

3. Decent Homes Standard

The property must:

• Meet a statutory minimum fitness standard
• Have modern services and facilities
• Offer thermal comfort
• Be in a reasonable state of repair

Initially introduced for social housing, these standards will set a benchmark and define what “decent” looks like. Also incorporated is “Awaab’s Law”, named after a young boy called Awaab Ishak whose life was tragically cut short through an illness related to mould in his home.

 

With us so far? There’s more.

 

4. National Landlord Database

As a landlord, you will have to register on a database of private rented landlords, aimed at helping you recognise your legal obligations and show you’re doing everything you should.

In effect, it will offer you confidence in your position. Of note, it offers would-be renters useful information about you, allowing them to decide whether to rent from you, or another landlord, perhaps. It also supports councils in enforcing any necessary action.

 

5. Private Rented Sector Ombudsman

An ombudsman service will be set up, aimed at providing an unbiased and binding resolution to tenant complaints. All landlords will need to be a part of this.

 

6. Prevention Against Discrimination

Landlords will no longer be able to discriminate against those with children. Or, on benefits.

Equally, you’ll need to offer robust reasons NOT to rent to applicants with pets. Banned from most rental properties for years, unless there’s a strong case against, tenants can now bring their pets with them when they move.

 

7. Stronger Local Authority Powers

Local authorities will have much stronger powers to investigate property owners suspected or accused of breaking housing laws. For instance, the poor standards mentioned above, or illegal evictions. Should the spotlight fall in your direction, you will need to offer written evidence that you’re getting things right.

In addition, they’ll have the power to expand civil penalties. Be aware: there will be 15 NEW OFFENCES that could mean you’re breaking the law.

 

Read on. Enforcement Officers are going to have the right to enter premises without a warrant in some instances.

 

8. Strengthen Rent Repayment Orders

A Rent Repayment order is a legal tool allowing private tenants to recover up to 12 months’ rent from a landlord found to have committed a housing offence. (Tenants can also claim back housing benefit or Universal Credit.). The new Act will double the maximum penalty.

 

So, There You Are. Your Ultimate Guide to the Renters’ Rights Act

There are an estimated 11 million tenants in the UK, renting their homes from about 2.3 million landlords. Given the near-impossible entry level to buying a property, we feel this figure can only increase.

Housing Secretary Steve Read says the government is “calling time” on what he calls “rogue landlords”, so this all-change approach can only be a good thing. After all, our homes are the foundations of our lives.

However, as a good landlord, the Property Moves team wants you to get ready, ensuring that, as the saying goes, you have all your ducks in a row.

Don’t panic, there’s no need to.

If you’re thinking of changing your rental agency, just about to become an “accidental” landlord, or planning to let your property for the first time, you need and deserve expert advice.

Get in touch with Property Moves. Our senior team has absorbed all the trickier, more nuanced details of the new Act and has the knowledge and guidance you need.

We have over 30 years’ experience and are here to help on 01273 321 333