Renters' Rights Act 2026: Complete Guide for UK Landlords

The Renters' Rights Act 2025 is the most significant overhaul of private renting law in England in over 30 years. Having received Royal Assent in late 2025, the Act's core provisions come into force on 1 May 2026, abolishing Section 21 'no-fault' evictions, converting all tenancies to periodic agreements, and introducing a suite of new tenant protections that every landlord must understand.

This complete guide to the Renters' Rights Act 2026 covers every key change, the official enforcement timeline, and precisely what landlords and letting agents need to do to stay compliant. Whether you manage one buy-to-let or a portfolio of fifty properties, Latch helps you track every obligation automatically so nothing slips through the cracks.

What Is the Renters' Rights Act?

The Renters' Rights Act 2025 (sometimes still called the Renters' Reform Bill) is a UK Act of Parliament that fundamentally restructures the relationship between private landlords and tenants in England. It replaces the Housing Act 1988 framework that has governed assured shorthold tenancies (ASTs) for decades.

The legislation was introduced to Parliament in September 2024, passed through both Houses over the following months, and received Royal Assent in late 2025. The government confirmed that the headline provisions — including the abolition of Section 21 — take effect on 1 May 2026, with certain elements phased in through to the end of 2026.

Key Changes at a Glance

Abolition of Section 21 No-Fault Evictions

Section 21 of the Housing Act 1988 allowed landlords to evict tenants without giving a reason, provided they served two months' written notice after the initial fixed term. This mechanism — commonly known as a 'no-fault eviction' — has been the most widely used route for regaining possession in England.

From 1 May 2026, Section 21 is abolished entirely. Landlords can no longer serve a Section 21 notice. Any Section 21 notice served before that date must have been acted upon (i.e., court proceedings issued) before 1 May 2026, or it will become invalid.

For a detailed breakdown of what replaces Section 21 and what you need to do, see our dedicated guide: Section 21 Abolished — What Landlords Must Do.

Periodic Tenancies from Day One

The Act abolishes fixed-term assured shorthold tenancies. Every new tenancy created after 1 May 2026 will be a periodic tenancy from the outset, running on a month-to-month (or period-to-period) basis. Existing fixed-term tenancies will convert to periodic tenancies once their current fixed term expires.

Tenants gain the right to end their tenancy by giving two months' notice at any time, without waiting for a break clause or the end of a fixed term. Landlords can only end a tenancy by using a valid Section 8 ground and obtaining a court order.

• New tenancies (from 1 May 2026): Automatically periodic from day one. No fixed-term clause permitted.
• Existing fixed-term tenancies: Continue until their contractual end date, then automatically convert to periodic.
• Existing periodic tenancies: Continue as periodic; Section 21 can no longer be used to end them.
• Tenant notice period: Two months' written notice to the landlord at any time.

New and Enhanced Eviction Grounds (Section 8)

With Section 21 gone, the government has strengthened and expanded the grounds for possession under Section 8 of the Housing Act 1988. Landlords now have clear, fault-based and circumstance-based routes to regain their property — but every route requires proper grounds, correct notice, and (in most cases) a court order.

New Mandatory Grounds

• Ground 1A — Landlord intends to sell: The landlord genuinely intends to sell the property. Cannot be used within the first 12 months of the tenancy. Two months' notice required.
• Ground 1B — Landlord or family member intends to move in: The landlord or a close family member needs the property as their main residence. Cannot be used within the first 12 months. Two months' notice required.

Modified Existing Grounds

• Ground 8 — Serious rent arrears: Now requires at least three months' rent arrears at both the date of the notice and the date of the hearing (previously two months).
• Ground 14 — Antisocial behaviour: Strengthened with faster processing and priority court listing.
• Ground 14A — Criminal conviction: Where a tenant has been convicted of a serious criminal offence at the property.

For a comprehensive reference covering every ground, notice period, and court process change, see our guide: New Section 8 Eviction Grounds 2026.

Rent Increases — Section 13 Only

The Act makes Section 13 of the Housing Act 1988 the sole permitted mechanism for increasing rent in periodic tenancies. Any contractual rent review clause in a tenancy agreement is now void and unenforceable.

• Landlords must serve a Section 13 notice (Form 4) giving at least two months' notice of the proposed increase.
• Rent can be increased no more than once every 12 months.
• Tenants can challenge the increase at the First-tier Tribunal (Property Chamber) if they believe it exceeds the market rent.
• The Tribunal will determine what the open-market rent would be, and its decision is binding.

Read our full walkthrough: Section 13 Rent Increase Notice Guide.

Right to Request Pets

Tenants now have a statutory right to request permission to keep a pet in the property. Landlords must respond within 42 days and cannot unreasonably refuse. If the landlord does not respond within that window, consent is deemed granted.

Landlords who consent may require the tenant to take out pet damage insurance to cover any damage caused by the animal. The cost of this insurance is borne by the tenant.

Private Rented Sector (PRS) Database

The government is establishing a new Private Rented Sector Database where all private landlords in England must register themselves and their rental properties. The database will be publicly accessible, allowing tenants and local authorities to verify that a landlord is registered and compliant.

• Landlords must register before marketing a property for rent.
• The database will record property details, compliance certificates (gas safety, EICR, EPC), and any enforcement actions.
• Failure to register will be a criminal offence, and local authorities will have powers to impose civil penalties.
• The database is expected to launch in late 2026 with a phased registration window.

Landlord Ombudsman

All private landlords in England will be required to join a government-approved ombudsman scheme. The ombudsman will provide tenants with a free, impartial dispute resolution service as an alternative to the courts.

The ombudsman will have the power to order landlords to apologise, pay compensation, or carry out repairs. Membership is expected to cost landlords a modest annual fee per property. Details of the approved scheme(s) and launch date will be confirmed later in 2026.

Decent Homes Standard for the Private Sector

For the first time, the Decent Homes Standard — previously applicable only to social housing — will extend to the private rented sector. This means all privately rented homes must meet minimum standards for repair, thermal comfort, modern facilities, and freedom from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).

Local authorities will gain enhanced enforcement powers, including higher civil penalties and rent repayment orders for non-compliant landlords. The phased implementation is expected to begin in late 2026 with full enforcement by 2027.

Full Implementation Timeline

How Landlords Should Prepare

With the first wave of changes landing on 1 May 2026, landlords should begin preparing now. Below is a practical checklist of actions to take before the enforcement date.

• Review all existing tenancy agreements and identify any fixed-term ASTs that will convert to periodic
• Remove or annotate any contractual rent review clauses (these will be void after 1 May 2026)
• Ensure all compliance certificates are current: gas safety, EICR, EPC, smoke and CO alarms
• Familiarise yourself with the revised Section 8 grounds and notice periods
• If you plan to sell or move into a property, serve any required Section 21 notices before the deadline
• Develop a written pet policy for each property
• Budget for ombudsman membership fees (expected late 2026)
• Assess all properties against the Decent Homes Standard and plan any necessary remedial works
• Set up compliance tracking software to manage deadlines and documentation

How Latch Helps You Stay Compliant

Latch is purpose-built for UK landlords navigating the Renters' Rights Act. Rather than juggling spreadsheets and calendar reminders, Latch provides an integrated compliance dashboard that tracks every obligation automatically.

With Latch, you can manage your entire portfolio from a single dashboard, confident that every notice period, certificate renewal, and regulatory deadline is tracked and surfaced before it becomes a problem.