{"id":6885,"date":"2025-08-01T23:55:34","date_gmt":"2025-08-01T22:55:34","guid":{"rendered":"https:\/\/www.rightmove.co.uk\/guides\/the-renters-rights-bill-what-it-means-for-landlords\/"},"modified":"2026-03-31T14:40:26","modified_gmt":"2026-03-31T13:40:26","slug":"renters-rights-bill-changes-what-it-means-landlords","status":"publish","type":"page","link":"https:\/\/www.rightmove.co.uk\/guides\/landlord\/renters-rights-bill-changes-what-it-means-landlords\/","title":{"rendered":"The Renters&#8217; Rights Act: what it means for landlords"},"content":{"rendered":"<p>Last updated: March 31, 2026<\/p>\n\n\n<p>The Renters\u2019 Rights Act will mean a number of big changes to the private rental sector in England. In short, it aims to create a more balanced rental market that considers both tenant protections, along with landlord interests.<\/p>\n\n\n\n<p>At the end of October 2025, the bill gained Royal Assent, which means it will now become law. The government has committed to allowing sufficient notice and providing guidance, to ensure the transition happens as smoothly as possible for both landlords, and letting agents.<\/p>\n\n\n\n<p>We\u2019ve laid out the changes that will affect landlords, so you can prepare.<\/p>\n\n\n<div class=\"c-section c-section--primary-lighter my-4\" id=\"\">\n    <h2 class=\"c-section__title\">\n        Renters&#8217; Rights Act Information Sheet    <\/h2>\n    <div class=\"c-section__content\">\n        <p>In March 2026, the government released its Renters&#8217; Rights Act Information Sheet that landlords and agents must give to tenants. The guidance within it is designed to clearly lay out the changes, and how they could affect tenants. A copy needs to be given to every tenant before 31 May 2026, which can be <a id=\"https:\/\/www.gov.uk\/government\/publications\/the-renters-rights-act-information-sheet-2026\" href=\"https:\/\/www.gov.uk\/government\/publications\/the-renters-rights-act-information-sheet-2026\" target=\"_blank\" rel=\"noreferrer noopener\" type=\"link\">downloaded from the government&#8217;s website<\/a>.<\/p>\n    <\/div>\n<\/div>\n\n\n\n<h2 id=\"introduction-to-the-renters-rights-act\" class=\"wp-block-heading\">Introduction to the Renters&#8217; Rights Act<\/h2>\n\n\n\n<p>The&nbsp;<a href=\"https:\/\/www.gov.uk\/government\/publications\/guide-to-the-renters-rights-bill\">Renters\u2019 Rights Act<\/a>&nbsp;is new government legislation which seeks to update the private renting experience in England. The aim is to provide greater security for renters, while maintaining landlords\u2019 ability to effectively manage their properties.<\/p>\n\n\n\n<p>The Act will bring in several changes to how tenancies operate. We&#8217;ll look at what these changes mean for landlords, plus some guidance on how to prepare for the switch:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"#periodic-tenancies\">Introduction of periodic tenancies (abolition of Assured Shorthold Tenancies)<\/a><\/li>\n\n\n\n<li id=\"section-21\"><a href=\"#section-21\">Abolition of Section 21 &#8216;No-Fault&#8217; evictions<\/a><\/li>\n\n\n\n<li><a href=\"#section-8\">Changes to Section 8 Eviction grounds<\/a><\/li>\n\n\n\n<li><a href=\"#rent-in-advance\">Changes to rent in advance<\/a><\/li>\n\n\n\n<li><a href=\"#rent-increases\">Rent increase regulations<\/a><\/li>\n\n\n\n<li><a href=\"#pets\">Tenant rights to keep pets<\/a><\/li>\n\n\n\n<li><a href=\"#student-lettings\">Impact on student lettings<\/a><\/li>\n\n\n\n<li><a href=\"#landlord-ombudsman\">Private Rented Sector Landlord Ombudsman<\/a><\/li>\n\n\n\n<li><a href=\"#database\">Private Rented Sector database<\/a><\/li>\n\n\n\n<li><a href=\"#financial-implications\">Financial implications for landlords<\/a><\/li>\n\n\n\n<li><a href=\"#preparing-for-changes\">Preparing for the changes<\/a><\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"periodic-tenancies\">Introduction of periodic tenancies<\/h2>\n\n\n\n<p>The bill will end assured shorthold tenancies (AST)&nbsp;(such as 6 or 12-month contracts) and make all tenancies \u2018periodic\u2019 or open-ended instead.&nbsp; Tenancies will be \u2018Assured\u2019 Tenancies. &nbsp;This means tenancies will continue until either the tenant decides to leave (giving two months\u2019 notice), or the landlord has a legal reason to end the tenancy.<\/p>\n\n\n\n<p>This change is designed to offer more flexibility for both parties. Tenants will no longer be locked into fixed-term contracts that might not suit changing life circumstances, such as needing to relocate for work. Meanwhile, landlords will still be able to end tenancies when they have legitimate reasons to do so (see below).<\/p>\n\n\n\n<p>Once implemented, the bill will require changes to existing tenancy agreements.&nbsp;It will convert all fixed-term tenancies to periodic tenancies \u2013 this will effectively end the need for renewing agreements at the end of a fixed term.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"section-21\">Abolition of Section 21 &#8216;No-Fault&#8217; Evictions<\/h2>\n\n\n\n<p>The bill plans to scrap \u2018Section 21\u2019 evictions \u2013 often called \u2018no-fault\u2019 evictions. Right now, landlords can use Section 21 to end a tenancy by giving tenants two months\u2019 notice without needing to explain why.<\/p>\n\n\n\n<p>If the bill becomes law, landlords would instead need to rely on at least one of specific grounds set out in Schedule II of the Housing Act 1988 &nbsp;to regain possession and set the ground(s) out in a \u2018section 8\u2019 notice. The government suggests this change would provide tenants with greater security in their homes and allow them to raise concerns about conditions without fear of retaliatory eviction.<\/p>\n\n\n\n<p>Landlords will still be able to regain possession of their properties when they have valid reasons, such as wanting to sell the property, or move back in themselves. However, these grounds will now require evidence, and must follow specific procedures.<\/p>\n\n\n\n<p>The full list of grounds and notice periods can be seen&nbsp;<a href=\"https:\/\/www.gov.uk\/government\/publications\/guide-to-the-renters-rights-bill\/guide-to-the-renters-rights-bill#tenancy-reform\">here<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"section-8\">Changes to Eviction grounds<\/h2>\n\n\n\n<p>With Section 21 scrapped, the bill makes changes to Section 8 instead. Section 8 lists specific reasons why landlords can end tenancies. With Section 21 Notices abolished, the bill expands the grounds for possession that can be cited in Section 8 Notice instead. Schedule II of the Housing Act 1988 sets out the specific reasons why a landlord can end a tenancy. These grounds come in two types: \u2018mandatory\u2019 grounds (where courts must order tenants to leave if the reason is proven) and \u2018discretionary\u2019 grounds (where courts can decide whether &nbsp;it considers it reasonable to grant the landlord possession so).<\/p>\n\n\n\n<p>Significant new or amended grounds include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Property sale (mandatory): Landlords can regain possession if they wish to sell the property, but landlords must provide at least 4 months notice and cannot use this ground until month eight of a tenancy.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Landlord occupation (mandatory): Landlords or their close family members can move into the property, but landlords must provide at least 4 months notice and cannot use this ground until month eight of a tenancy.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Rental arrears (mandatory): The threshold for mandatory eviction due to rent arrears will increase from 2 to 3 months of arrears, with the notice period extended from 2 to 4 weeks.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Redevelopment (mandatory): Expanded grounds for possession when a property needs substantial renovation or redevelopment.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Compliance with enforcement action: The landlord is subject to specified enforcement action and needs to regain possession to become compliant.<\/li>\n<\/ul>\n\n\n\n<p>Landlords should be aware that they will need to provide evidence to support their chosen ground for possession. For example, if they are looking to sell their property, landlords might need to show they have instructed an estate agent and solicitor. There will also be new rules around putting a home back onto the rental market, after grounds are served to a previous tenant.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"periodic-tenancies\">Changes to Rent in Advance<\/h2>\n\n\n\n<p>New rules would limit how much rent landlords can ask for in advance. When the bill becomes law, landlords couldn\u2019t ask for more than one month\u2019s rent upfront.<\/p>\n\n\n\n<p>The bill would also stop landlords from asking for any rent before a tenancy agreement is officially signed. This means tenants wouldn\u2019t have to pay rent to secure a property before the paperwork is complete.<\/p>\n\n\n\n<p>For student rentals, the bill includes changes that would prevent students from being tied into rental agreements more than six months before they move in. This would give students more flexibility while still allowing landlords to plan for the academic year.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"rent-increases\">Rent Increase Regulations<\/h2>\n\n\n\n<p>The bill sets out simpler rules for raising rent and will prohibit a landlord from relying on any ability to change the rent through the contract. Landlords could still increase rent to match local market rates, but only once a year and by following these clear steps:<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li>Landlords must serve a notice under section 13 Housing Act 1988, setting out the new rent.<\/li>\n\n\n\n<li>They must give at least 2 months\u2019 notice before the increase takes effect.<\/li>\n\n\n\n<li>Tenants can challenge increases they believe exceed market rate.<\/li>\n<\/ol>\n\n\n\n<p>The bill makes important changes to the Tribunal system to give tenants more confidence in challenging unreasonable increases. Specifically:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Tenants will never pay more than what the landlord initially proposed, even if the Tribunal would have determined a higher market rent.<\/li>\n\n\n\n<li>Rent increases will not be backdated, protecting tenants from unexpected debt.<\/li>\n\n\n\n<li>In cases of undue hardship, the Tribunal may defer rent increases by up to 2 months.<\/li>\n<\/ul>\n\n\n\n<p>These changes aim to prevent landlords from using excessive rent increases as a backdoor means of eviction, while still allowing reasonable market-based increases.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"pets\">Tenant Rights to Keep Pets<\/h2>\n\n\n\n<p>Under the new rules, tenants would have stronger rights to keep pets. Landlords would need to consider pet requests, and provide a reasonable grounds for refusing.<\/p>\n\n\n\n<p>To address landlord concerns about potential damage, the bill allows landlords to request pet insurance that covers damage to the property. This insurance requirement provides landlords with reassurance that any damage caused by pets can be addressed, without needing to pursue the tenant directly.<\/p>\n\n\n\n<p>Before these new rules take effect, the government will publish guidance for both landlords and tenants on what reasonable grounds for refusal look like. Tenants who feel their request has been unreasonably refused will be able to challenge the decision through the new ombudsman service, or through the courts.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"student-lettings\">Impact on Student Lettings<\/h2>\n\n\n\n<p>The Renters\u2019 Rights Bill also includes specific provisions for student accommodation. Universities and colleges that rent to students will have specific rights to take back properties at the end of the academic year, so they can get ready for new students.<\/p>\n\n\n\n<p>For Houses in Multiple Occupation (HMOs) where the tenant meets the \u201cstudent test\u201d when the tenancy is entered into; landlords will have grounds to repossess the property if it is required for a new group of students, in line with the academic year. There will be strict rules on the timing and date on which the notice can expire and&nbsp; this ground cannot be used if the tenancy was agreed more than six months in advance of the tenancy starting.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"landlord-ombudsman\">Private Rented Sector Landlord Ombudsman<\/h2>\n\n\n\n<p>Under the proposed bill, all private landlords in England would need to join a new Private Rented Sector Landlord Ombudsman Service. This will apply even to landlords who use letting agents.<\/p>\n\n\n\n<p>The ombudsman will handle tenant complaints about landlords and could require landlords to issue apologies, provide information, take action to fix problems or pay compensation. Decisions will be binding on landlords.<\/p>\n\n\n\n<p>For landlords, the service could offer a quicker and more cost-effective way to resolve disputes compared to court proceedings. Landlords will also have access to guidance to help improve their complaint handling.<\/p>\n\n\n\n<p>Registration would likely involve a small annual fee per property. Penalties for not joining could be severe \u2013 up to \u00a37,000 for initial breaches and up to \u00a340,000 for continued non-compliance.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"database\">Private Rented Sector database<\/h2>\n\n\n\n<p>The bill proposes a new database for rental properties that all landlords would need to join. There\u2018ll be a fee to register, which is as yet undecided, but the government have assured the amount will be proportional.<\/p>\n\n\n\n<p>Landlords will have to register themselves, and their properties, on the database. There are penalties in place for letting out properties without registering them on the database first.<\/p>\n\n\n\n<p>The database will work as a one-stop shop for information about legal obligations. It would provide landlords guidance, help them show they\u2019re following the rules, and keep them updated about any changes to rental laws.<\/p>\n\n\n\n<p>Tenants will benefit from more transparency, with access to information about properties before they decide to rent. This would help them understand their rights, and know when they can take issues to their local council or the new ombudsman.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"financial-implications\">Financial implications for landlords<\/h2>\n\n\n\n<p>The financial side of things will be different for each landlord. Though the bill doesn\u2019t directly charge landlords new fees, there are some costs to think about.<\/p>\n\n\n\n<p>These include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Registration costs: Landlords will need to register with the new Private Rented Sector Database and ombudsman service, which will involve registration fees.<\/li>\n\n\n\n<li>Potential for longer void periods: With the extended notice periods for some possession grounds, landlords may need to factor in longer timeframes when planning to sell or redevelop properties.<\/li>\n\n\n\n<li>Insurance implications: Existing insurance contracts that restrict letting to tenants with children or those receiving benefits will be exempt until renewal, but landlords may need to review their insurance arrangements.<\/li>\n\n\n\n<li>Potentially increased exposure to rental arrears: Because gaining possession may become more difficult and take longer, landlords may wish to take our rent guarantee insurance to protect their income streams.<\/li>\n<\/ul>\n\n\n\n<p>For landlords who already maintain good standards and have positive relationships with their tenants, the financial impact of the bill is likely to be minimal.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"preparing-for-changes\">Preparing for the Renters&#8217; Rights Act changes<\/h2>\n\n\n\n<p>Even though the bill has not passed into law yet, landlords can start getting ready now. Here are five things you can do:<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Get to know which requirements that could be coming your way<\/strong><br><br>Speak to a letting agent or consider joining a landlord association: These organisations can provide valuable guidance, updates and resources to help navigate the changes.<br><br><\/li>\n\n\n\n<li><strong>Review your rental portfolio<\/strong><br><br>Consider your long-term plans for each property and how the new possession grounds might affect these plans.<br><br><\/li>\n\n\n\n<li><strong>Update your tenancy agreements<\/strong><br><br>Start reviewing your current agreements and consider which changes will be needed once the bill becomes law.<br><br><\/li>\n\n\n\n<li><strong>Optimise your record-keeping, where needed<\/strong><br><br>Good documentation will be important for evidencing grounds for possession \u2013 make sure you have maintenance records, communications with tenants, and details of property inspections to hand, in case you need them in future.<br><br><\/li>\n\n\n\n<li><strong>Review your insurance<br><\/strong><br>Ensure all insurance arrangements are compatible with the upcoming changes. This includes buildings insurance, contents insurance for furnished properties, and rent guarantee insurance. Pay particular attention to any policies with clauses that have restrictions, such as letting to tenants with pets, children or receiving benefits, as these may need to be updated.<\/li>\n<\/ol>\n\n\n\n<p><\/p>\n\n\n\n<p><\/p>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Renters\u2019 Rights Act will mean a number of big changes to the private rental sector in England. In short, it aims to create a more balanced rental market that considers both tenant protections, along with landlord interests. At the end of October 2025, the bill gained Royal Assent, which means it will now become [&hellip;]<\/p>\n","protected":false},"author":11,"featured_media":7099,"parent":1263,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-6885","page","type-page","status-publish","has-post-thumbnail","hentry"],"acf":{"author_profile":[]},"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Renters&#039; Rights Act: what it means for landlords | Rightmove Guides<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.rightmove.co.uk\/guides\/landlord\/renters-rights-bill-changes-what-it-means-landlords\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Renters&#039; Rights Act: what it means for landlords | Rightmove Guides\" \/>\n<meta property=\"og:description\" content=\"The Renters\u2019 Rights Act will mean a number of big changes to the private rental sector in England. In short, it aims to create a more balanced rental market that considers both tenant protections, along with landlord interests. At the end of October 2025, the bill gained Royal Assent, which means it will now become [&hellip;]\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.rightmove.co.uk\/guides\/landlord\/renters-rights-bill-changes-what-it-means-landlords\/\" \/>\n<meta property=\"og:site_name\" content=\"Rightmove Guides\" \/>\n<meta property=\"article:modified_time\" content=\"2026-03-31T13:40:26+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.rightmove.co.uk\/guides\/content\/uploads\/2025\/08\/SHOT_42_02155-Large-1.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"449\" \/>\n\t<meta property=\"og:image:height\" content=\"301\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data1\" content=\"10 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/www.rightmove.co.uk\\\/guides\\\/landlord\\\/renters-rights-bill-changes-what-it-means-landlords\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/www.rightmove.co.uk\\\/guides\\\/landlord\\\/renters-rights-bill-changes-what-it-means-landlords\\\/\"},\"author\":{\"name\":\"Emma Starkie\",\"@id\":\"https:\\\/\\\/www.rightmove.co.uk\\\/guides\\\/#\\\/schema\\\/person\\\/25ec154fc214112704bc3658c5a5cfc8\"},\"headline\":\"The Renters&#8217; 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