The Renters’ Rights Act changes some of the fundamentals of renting in England, including how tenancies operate, how rents are increased and how landlords regain possession. Since 1 May 2026, Section 21 has been abolished, assured periodic tenancies have become the standard, and new rules apply to rent increases, rental bidding and pets.
Further measures, including the Private Rented Sector (PRS) Database and Landlord Ombudsman, will bring additional responsibilities for landlords. While the fundamentals of property investment remain the same, successful letting increasingly depends on good management, clear processes and consistent compliance.
Related: The landlord’s rent review calendar: Building a 12-month rent strategy that stays fully compliant
A rental market built around ongoing tenancies
One of the most significant changes is the move away from fixed-term assured tenancies. Most existing assured shorthold tenancies have become assured periodic tenancies, while new qualifying agreements operate on the same rolling basis. Tenants can generally end their tenancy by giving two months’ notice. For landlords, this shifts attention away from the fixed-term renewal cycle and towards the quality of the tenancy throughout its life. Good record-keeping, responsive maintenance and consistent communication matter at every stage rather than becoming priorities when an agreement approaches its end. A tenancy no longer has a built-in finishing line, so effective management needs to work continuously.
Possession now depends more heavily on process
The abolition of Section 21 means landlords must now rely on an appropriate Section 8 ground to regain possession, such as selling the property, moving in, serious rent arrears or antisocial behaviour. Some grounds also carry restrictions, including a 12-month protected period for sale or occupation. This makes accurate records and the correct notice process increasingly important, as mistakes can delay possession.
Rent increases require a more structured approach
Landlords can generally increase rent once within a 12-month period using the Section 13 process, with Form 4A and at least two months’ notice. Tenants can challenge an increase at the First-tier Tribunal if they believe it exceeds the open market rent. This makes comparable local rents and the property’s condition important when setting a fair and realistic increase.
Tenant choice is becoming more regulated
The Act also changes how properties can be marketed and how applicants and residents are treated. Advertisements must state an asking rent, and landlords and agents cannot invite, encourage or accept offers above that figure. Discriminatory practices against prospective tenants because they receive benefits or have children are prohibited. Tenants can also request permission to keep a pet, and a landlord cannot refuse without a valid reason. These measures make consistent decision-making increasingly important. A landlord may still need to assess whether an applicant and property are suitable, but those decisions need to sit within clearer legal boundaries and be supported by appropriate processes.
Related: Holding deposits explained: What tenants and landlords need to know
Compliance is becoming part of everyday property management
The reforms go beyond tenancy agreements. From late 2026, the PRS Database is expected to require landlords to register themselves and their properties, while a Landlord Ombudsman is also planned. Further measures include extending the Decent Homes Standard and Awaab’s Law to the private rented sector. Together, these changes make compliance and property standards an increasingly important part of everyday management.
Better records could become one of a landlord’s strongest assets
Good record-keeping is becoming increasingly important for landlords. Clear records can show when repairs were completed, how rent decisions were handled and whether required information was provided. With new tenancies requiring specified written information, relying on informal messages or scattered documents can create unnecessary risk. A clear paper trail can help protect both the tenancy and the investment.
What could this mean for long-term landlords?
The Renters’ Rights Act places greater value on preparation. Landlords who understand their responsibilities, maintain their properties and keep accurate records will be better placed to manage changing requirements. Professional property management may also become more valuable, helping owners stay on top of notices, maintenance, rent procedures and compliance while protecting the long-term performance of their investment.
Preparing for the next stage of renting
The future of renting will bring more formal processes and greater focus on property standards, making consistent compliance increasingly important. Landlords who manage these responsibilities effectively can put their investment on a stronger footing. Martin & Co can provide local lettings expertise and professional property management to help you navigate the changing rental landscape.
