NEW LAW: Renters’ Rights Act takes effect 1 May 2026 — Is your portfolio ready? Read our guide →
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Takes effect 1 May 2026

Renters’ Rights Act 2025
Your complete guide

The most significant reform to private renting in England since the Housing Act 1988. Everything landlords and tenants need to know.

Implementation timeline

1 May 2026
Phase 1: Tenancy reforms
Section 21 abolished, periodic tenancies, rent rules, pet rights, anti-discrimination
Late 2026
Phase 2: Database
PRS landlord database rollout begins region by region
2028
Ombudsman mandatory
All private landlords must be registered members
2035+
Phase 3: Standards
Decent Homes Standard & Awaab’s Law for private rented sector

Key changes explained

  • From 1 May 2026, landlords can no longer serve Section 21 notices to evict tenants without a valid reason.
  • Any Section 21 notice served before 1 May 2026 remains valid until it expires.
  • Landlords must now use Section 8 grounds — proving rent arrears, anti-social behaviour, or needing to sell/move in.
  • The Act expands and strengthens several Section 8 grounds to balance this change.
How SOP handles this: SOP ensures proper documentation, evidence trails, and correct notice procedures from day one. Every managed property has Section 8-ready records.
  • All existing ASTs automatically convert to assured periodic tenancies on 1 May 2026.
  • No new fixed-term tenancies can be created. Tenancies run monthly with no end date.
  • Tenants can end at any time with two months’ notice. No minimum tenancy period.
  • Landlords must provide tenants with a government information sheet by 31 May 2026.
How SOP handles this: SOP handles the AST-to-periodic conversion seamlessly and ensures your tenants receive all required documentation on time.
  • Landlords can only increase rent once per year via Section 13 notice.
  • At least two months’ notice required. Increases must reflect market rates.
  • Tenants can challenge at the First-tier Tribunal.
  • The Tribunal cannot set rent higher than what the landlord requested.
How SOP handles this: SOP manages all rent reviews with comparable market analysis, formal Section 13 notice, and proper timelines to protect against Tribunal challenges.
  • From 1 May 2026, it is illegal to invite, encourage, or accept offers above the advertised rent.
  • Properties must be marketed at a fixed price and landlords must accept no more than that price.
How SOP handles this: SOP sets rents based on accurate market valuations. The advertised rent is the rent charged. Always.
  • Tenants have a legal right to request permission to keep a pet.
  • Blanket pet bans are no longer permitted in tenancy agreements.
  • Landlords must respond within 42 days. Refusal only on reasonable grounds.
  • Landlords can require pet damage insurance.
How SOP handles this: SOP assesses each pet request on its merits, advises on reasonable grounds, and arranges pet damage insurance where approval is granted.
  • Blanket bans on tenants receiving benefits or with children are illegal from 1 May 2026.
  • All prospective tenants must be assessed on individual merit.
  • Indirect discrimination is also prohibited (e.g. requiring ‘professional employment’).
How SOP handles this: SOP assesses all applications on affordability regardless of income source. Our referencing process is fully compliant.
  • Named after Awaab Ishak, this law sets strict timelines for landlords to address serious hazards like damp and mould.
  • The government intends to extend these requirements to private landlords.
  • The Decent Homes Standard will apply to the private rented sector, expected from 2035.
  • Consultations are ongoing on specific response timeframes for hazard remediation.
How SOP handles this: SOP already conducts proactive quarterly inspections identifying damp, mould, and hazards early. Our landlords will be ahead of the curve when these standards become mandatory.
  • From late 2026, a mandatory registration database will be rolled out by region.
  • All landlords must register themselves and each property.
  • Registration mandatory before serving any Section 8 notice.
  • Penalties: up to £7,000 first offence, £40,000 repeat, criminal prosecution for false info.
How SOP handles this: We register every property we manage as soon as the database opens. Your compliance is guaranteed.
  • New Ombudsman for tenant complaints about landlords (separate from agent redress).
  • Free, independent dispute resolution with legally binding decisions.
  • Membership expected mandatory around 2028.
How SOP handles this: SOP will handle Ombudsman registration for all managed properties when the scheme launches.

Landlord action checklist

Complete before 1 May 2026

Review all existing tenancy agreements — they convert to periodic on 1 May 2026
If you need to regain possession, act now while Section 21 remains available
Ensure Gas Safety (CP12), EICR, and EPC rated E or above are all current
Check for damp, mould, and hazards (Awaab’s Law readiness)
Verify working smoke alarms on every floor and CO alarms where required
Confirm all tenant deposits are correctly protected
Review rent levels — ensure at market rate before annual restriction begins
Remove any blanket ‘no pets’ or ‘no DSS’ clauses
Prepare government information sheet for tenants (by 31 May 2026)
Budget for PRS Database registration (late 2026 onwards)
Budget for Landlord Ombudsman membership (expected 2028)
Book a free compliance review

Not sure where you stand?

Book a free compliance review. We’ll assess your portfolio against every requirement of the new Act.

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