Last updated: June 25, 2026
Quick Answer: The Renters' Rights Act 2026 came into force on 1 May 2026, fundamentally reshaping the private rented sector in England. Every assured shorthold tenancy automatically converted to an assured periodic tenancy on that date, Section 21 no-fault evictions were abolished, and landlords faced an immediate compliance deadline of 31 May 2026 to issue the official Information Sheet. Understanding the Renters Rights Act 2026 and what landlords must do now is not optional — non-compliance carries fines of up to £7,000.
Key Takeaways
- All assured shorthold tenancies (ASTs) in the private rented sector converted automatically to assured periodic tenancies on 1 May 2026 — there are no more fixed-term tenancies under the new regime.
- Section 21 "no-fault" evictions are abolished. Landlords must now rely on reformed statutory grounds for possession.
- Landlords were required to provide the GOV.UK Renters' Rights Act Information Sheet to all existing tenants by 31 May 2026. Failure to comply risks a fine of up to £7,000.
- New rules on rent increases, rent in advance, rental bidding, the right to request a pet, and anti-discrimination protections all commenced 1 May 2026.
- A new Private Rented Sector (PRS) database will be rolled out by area from late 2026. A mandatory ombudsman service is expected to follow, with full operation anticipated in 2028.
- Property condition matters more than ever: HHSRS assessments, EICRs, and EPC ratings directly support or undermine a landlord's ability to use reformed possession grounds.
- Parallel leasehold reform is also progressing — a ground-rent cap of £250 per year falling to peppercorn after 40 years is in place, with a House of Commons debate on leasehold and commonhold reform scheduled for 2 July 2026.
What Is the Renters' Rights Act 2026?
The Renters' Rights Act 2026 is primary legislation that overhauls tenancy law in the private rented sector in England. It replaces the assured shorthold tenancy framework that had been in place since the Housing Act 1988 and delivers the most significant change to landlord-tenant law in over three decades.
The Act covers five broad areas: tenancy structure, possession rights, rent regulation, property standards, and tenant protections. It draws on recommendations from the House of Commons Library briefing CBP-10669 and was shaped by sustained advocacy from organisations including Shelter and the National Residential Landlords Association (NRLA).
The legislation applies to virtually all private residential tenancies in England. Social housing and most commercial lettings fall outside its scope.
When Did the Renters' Rights Act 2026 Take Effect?
The core provisions of the Act came into force on 1 May 2026. On that single date:
- Every existing AST in the private rented sector automatically converted to an assured periodic tenancy with no fixed end date.
- Section 21 eviction notices were abolished with immediate effect.
- Reformed grounds for possession under Schedule 2 of the Housing Act 1988 (as amended) became the only lawful route to end a tenancy.
- Rules on rent increases, rent in advance, rental bidding, the right to request a pet, and discrimination protections all commenced.
The first compliance deadline followed quickly: landlords had until 31 May 2026 to issue the GOV.UK Renters' Rights Act Information Sheet to all existing tenants. New tenancies from 1 May 2026 onwards require the sheet to be provided at the start of the tenancy.
A second wave of implementation begins in late 2026, when the new PRS database starts rolling out by local authority area. The mandatory ombudsman service is expected to be fully operational by 2028.
What Are the Main Changes in the Renters' Rights Act 2026?
The Act introduces several interconnected changes that affect how landlords manage tenancies from day one.
Tenancy structure: Fixed-term tenancies no longer exist in the private rented sector. All tenancies are now periodic, running month to month (or week to week where rent was paid weekly). Tenants can give two months' notice to leave at any time. Landlords cannot impose a minimum tenancy period.
Possession grounds: With Section 21 gone, landlords must rely on one of the reformed grounds in Schedule 2. These include mandatory grounds (e.g., serious rent arrears, anti-social behaviour, the landlord genuinely intending to sell or move in) and discretionary grounds. Notice periods and evidence requirements vary by ground.
Rent increases: Landlords may only increase rent once per year, using a formal Section 13 notice. The notice period is now two months (up from one). Tenants can challenge increases at the First-tier Tribunal, which is capped at the market rate — it cannot award a rent higher than what the landlord originally requested.
Rent in advance: Landlords and agents are prohibited from requesting more than one month's rent in advance from prospective tenants. This closes a practice that had effectively screened out lower-income applicants.
Rental bidding: It is now unlawful for a landlord or agent to invite, encourage, or accept offers above the advertised rent. The asking price must be the maximum accepted price.
Right to request a pet: Tenants have a statutory right to request permission to keep a pet. Landlords must respond within 28 days and can only refuse on reasonable grounds. Landlords may require tenants to take out pet damage insurance as a condition of consent.
Discrimination: The Act strengthens protections against landlords refusing to let to tenants on the basis of benefits status or family composition.
What Do Landlords Need to Do to Comply With the Renters' Rights Act 2026?
Compliance with the Renters Rights Act 2026 is what landlords must act on now across several practical areas. The checklist below sets out the key obligations as of June 2026.
| Obligation | Deadline / Status | Risk of Non-Compliance |
|---|---|---|
| Issue GOV.UK Information Sheet to existing tenants | 31 May 2026 (passed) | Fine up to £7,000 |
| Issue Information Sheet to new tenants | At tenancy start | Fine up to £7,000 |
| Cease use of Section 21 notices | 1 May 2026 (in force) | Notice void; potential civil liability |
| Comply with rent increase rules (annual, 2-month notice) | Ongoing from 1 May 2026 | Tribunal challenge; notice invalid |
| Stop requesting excess rent in advance | 1 May 2026 (in force) | Financial penalty |
| Respond to pet requests within 28 days | Ongoing | Deemed consent if no response |
| Register on PRS database | Late 2026 (by area) | Penalties TBC |
If the 31 May deadline has passed and you have not yet issued the Information Sheet, issue it immediately and seek legal advice. The GOV.UK Renters' Rights Act Information Sheet is available free on GOV.UK and must be given in its prescribed form.
For ongoing management, landlords should review their tenancy agreements, remove any fixed-term clauses, and update rent review procedures. See our guide on top things a property landlord should provide for a practical starting point on property standards.
Renters' Rights Act 2026 No-Fault Eviction Rules
Section 21 no-fault evictions are permanently abolished as of 1 May 2026. Any Section 21 notice served on or after that date is void.
Landlords who need to recover possession must now serve a Section 8 notice citing one or more of the reformed grounds. Key grounds include:
- Ground 1A (sale): The landlord intends to sell the property. A minimum four-month notice period applies. The landlord cannot re-let for 12 months after possession is granted.
- Ground 1 (landlord occupation): The landlord or a close family member intends to move in. Four-month notice required; same 12-month re-letting restriction applies.
- Ground 8 (rent arrears): At least three months' rent is unpaid at the date of notice and at the date of the hearing (mandatory ground).
- Ground 14 (anti-social behaviour): Immediate notice; discretionary ground.
The NRLA has published detailed guidance on the reformed grounds and evidence requirements. Landlords relying on grounds related to property condition or planned works should ensure their property documentation — including HHSRS assessments and condition surveys — is up to date before serving notice.
Renters' Rights Act 2026 Rent Increase Limits
Landlords can only raise rent once every 12 months, using a Section 13 notice with two months' written notice to the tenant. There is no statutory cap on the percentage increase, but the First-tier Tribunal will not award more than the current market rent for the property.
Common mistake: Some landlords believe they can bypass the Section 13 process by agreeing a rent increase informally with the tenant. Informal agreements are not prohibited, but any increase must still comply with the once-per-year rule and the tenant retains the right to refer the increase to the Tribunal regardless.
Rent in advance is now capped at one month. Holding deposits remain subject to the Tenant Fees Act 2019 limits (one week's rent). For a full breakdown of permissible charges, see our tenant fee and rent guide.
What Happens If Landlords Don't Comply With the Renters' Rights Act 2026?
Non-compliance carries significant financial and legal consequences. Local housing authorities are the primary enforcement body, with powers to issue civil penalties.
- Failure to provide the Information Sheet: fine of up to £7,000.
- Unlawful Section 21 notice: the notice is void and the landlord may face a rent repayment order.
- Rental bidding or excess rent in advance: financial penalties enforced by local authorities.
- Failure to respond to a pet request within 28 days: deemed consent — the landlord loses the right to refuse.
Once the PRS database is live (late 2026 rollout), landlords who are not registered may face additional penalties and may be unable to serve valid possession notices. The ombudsman service, expected by 2028, will add a further layer of accountability, with the power to award compensation to tenants.
How Does the Renters' Rights Act 2026 Affect Lease Agreements and Tenancy Documents?
All new tenancy agreements from 1 May 2026 must reflect the periodic tenancy structure. Fixed-term clauses, break clauses that restrict tenant departure before a set date, and any terms that attempt to replicate the old AST framework are either void or unenforceable.
Landlords should also remove any clause that restricts pets without going through the new 28-day request process, and any clause that requires more than one month's rent in advance.
Edge case: Student lets that were previously granted on fixed-term ASTs to align with the academic year are now subject to the same periodic tenancy rules. Landlords of student properties should seek specialist advice, as the NRLA has flagged this as an area of particular concern.
Does the Renters' Rights Act 2026 Apply to All Rental Properties?
The Act applies to virtually all private residential tenancies in England where the tenancy is an assured tenancy or was previously an assured shorthold tenancy. This covers the vast majority of private rented homes.
Exceptions include:
- Social housing (regulated separately).
- Most commercial lettings.
- Holiday lets and licences to occupy.
- Tenancies where the annual rent exceeds £100,000 (outside the assured tenancy regime).
- Properties where the landlord also lives in the same building and shares facilities (resident landlord exemption, subject to conditions).
Wales, Scotland, and Northern Ireland have separate legislative frameworks. The Act does not apply to those nations.
Renters' Rights Act 2026 Maintenance, Repairs, and Property Condition
Property condition is now directly linked to a landlord's ability to enforce possession. Landlords who cannot demonstrate their property meets the required standard risk having possession claims challenged or dismissed.
The key compliance frameworks are:
HHSRS (Housing Health and Safety Rating System): Local authorities can inspect and serve improvement notices where a Category 1 hazard is identified. A landlord seeking possession on certain grounds while the property has an outstanding improvement notice may face difficulties in court.
EICR (Electrical Installation Condition Report): Required every five years (or at change of tenancy). An out-of-date or failed EICR weakens a landlord's position on multiple fronts.
EPC (Energy Performance Certificate): Current minimum is EPC Band E. The government has indicated a future tightening to Band C, though no commencement date has been confirmed as of June 2026. Landlords should plan ahead.
A professional property condition survey provides documented evidence of the property's state at a given date — useful both for defending against disrepair claims and for supporting possession grounds where the condition of the property is relevant. Our rental unit inspection guidance sets out how frequently landlords should be checking their properties.
Landlords managing blocks of flats should also consider the interaction with block-level obligations. See our overview of block management services for more detail on shared building compliance.
Renters' Rights Act 2026 vs Previous Tenant Laws: Key Differences
The table below summarises the most significant shifts from the old regime to the new one.
| Area | Before 1 May 2026 | From 1 May 2026 |
|---|---|---|
| Tenancy type | Assured shorthold tenancy (fixed-term or periodic) | Assured periodic tenancy only |
| No-fault eviction | Section 21 available | Abolished |
| Rent increases | Section 13 or contractual clause | Section 13 only; once per year; 2-month notice |
| Rent in advance | No statutory cap | Capped at 1 month |
| Rental bidding | No restriction | Prohibited |
| Pets | Landlord discretion | Tenant right to request; 28-day response required |
| Information Sheet | Not required | Mandatory; £7,000 fine for non-compliance |
| PRS database | None | Rolling out late 2026 |
| Ombudsman | None (mandatory) | Expected 2028 |
What Is the Parallel Leasehold Reform Landlords Should Know About?
Alongside the Renters' Rights Act, leasehold reform is also advancing. A ground-rent cap of £250 per year is now in place for existing leases, falling to a peppercorn (effectively zero) after 40 years. This directly affects landlords who own leasehold investment properties.
A House of Commons debate on leasehold and commonhold reform is scheduled for 2 July 2026. The direction of travel is toward commonhold as the default tenure for flats, which would fundamentally change how blocks are owned and managed. Landlords with leasehold portfolios should monitor this debate closely.
For those managing service charges and ground rent collection, our service charge management guide covers the current obligations in detail. You may also find our article on property market and legislation changes useful for tracking the broader reform landscape.
How to Update Rental Policies for the Renters' Rights Act 2026
Landlords who want to stay compliant going forward should work through the following steps.
- Audit existing tenancy agreements. Remove fixed-term clauses, excess rent-in-advance requirements, and blanket pet bans.
- Issue the Information Sheet immediately if not already done. Download the prescribed form from GOV.UK.
- Update rent review procedures. Diarise annual rent review dates and switch to the Section 13 two-month notice process.
- Train letting agents. If using an agent, confirm they have updated their processes for rental advertising (no bidding) and tenant referencing (no discrimination on benefits or family status).
- Commission property condition documentation. Obtain or renew your EICR, EPC, and a professional HHSRS-informed condition survey. A Level 3 building survey provides the most comprehensive condition record for older or complex properties.
- Prepare for PRS database registration. Monitor your local authority's rollout timeline and register promptly when your area goes live.
- Review pet policy. Implement a formal process for receiving and responding to pet requests within 28 days.
FAQ
Q: My tenant's AST had a fixed term running to December 2026. What happens now?
A: The fixed term ended automatically on 1 May 2026. The tenancy converted to an assured periodic tenancy on that date regardless of the original end date in the contract. You cannot enforce the fixed term or charge early departure fees.
Q: Can I still serve a Section 21 notice if I served it before 1 May 2026?
A: No. Any Section 21 notice that had not resulted in a court order before 1 May 2026 is now void. You must switch to a Section 8 notice citing a valid ground for possession.
Q: What is the GOV.UK Renters' Rights Act Information Sheet and where do I get it?
A: It is a prescribed document published by the government that explains the new tenancy regime to tenants. It is available free on GOV.UK. It must be given to all existing tenants (deadline 31 May 2026) and to new tenants at the start of their tenancy.
Q: Can I refuse a tenant's pet request?
A: Yes, but only on reasonable grounds. You must respond within 28 days. If you do not respond, consent is deemed to have been given. You may require the tenant to take out pet damage insurance as a condition of approval.
Q: How does a property condition survey help under the new possession rules?
A: Several reformed possession grounds require landlords to demonstrate the property's condition or their intentions regarding it. A professional HHSRS assessment or condition survey provides dated, independent evidence that strengthens a possession claim and reduces the risk of a challenge at tribunal.
Q: When will the PRS database affect me?
A: The rollout begins in late 2026 and will be phased by local authority area. Once your area goes live, you will need to register as a landlord. Operating without registration is expected to carry financial penalties and may invalidate possession notices.
Conclusion
The Renters' Rights Act 2026 represents the most significant restructuring of private tenancy law in England in a generation. For landlords, the immediate priorities are clear: confirm the Information Sheet has been issued, retire any Section 21 processes, update tenancy agreements to reflect the periodic tenancy structure, and ensure rent increase procedures comply with the new rules.
Beyond the immediate deadlines, the Act rewards landlords who invest in property condition. Well-maintained properties with current EICRs, valid EPCs, and documented HHSRS compliance are better positioned to use the reformed possession grounds effectively and to withstand tenant challenges.
Actionable next steps for landlords in June 2026:
- Issue the GOV.UK Information Sheet to any tenant who has not yet received it.
- Audit all tenancy agreements and remove non-compliant clauses.
- Book an EICR, EPC assessment, or professional condition survey if any are overdue.
- Monitor your local authority's PRS database rollout timeline.
- Take legal advice before serving any possession notice under the reformed grounds.
Prince Surveyors provides HHSRS-informed property condition surveys, EPC assessments, and expert advice for landlords across London, Hertfordshire, Surrey, and beyond. Contact the team to discuss how a professional survey can support your compliance position under the new Act.
References
- GOV.UK. Renters' Rights Act Information Sheet. 2026. https://www.gov.uk
- House of Commons Library. Renters' Rights Bill (Briefing Paper CBP-10669). 2025. https://commonslibrary.parliament.uk
- Shelter. Renters' Rights Act: What it means for renters. 2025. https://england.shelter.org.uk
- National Residential Landlords Association (NRLA). Renters' Rights Act guidance for landlords. 2025–2026. https://www.nrla.org.uk