As a landlord, staying informed about the latest regulations and tenant rights is crucial.
Especially as the Renters’ Rights Act has now officially become law following its passage through parliament. This new legislation marks the most significant shake-up in the lettings industry to date and is set to transform the landscape for both landlords and tenants
With the Renters' Rights Act now in effect, we have a clearer understanding of the framework and timescales for its implementation - but what will this mean for landlords?
In this guide, we will explore a brief overview of the key aspects of the Act and what it entails for landlords and tenants alike.
Like as with any new legislation, it’s likely to be challenging to start with, especially while the specific timelines for each component are still being finalised. But detailed information about processes and regulations is beginning to emerge
Whether you ' re a seasoned landlord or just starting out, this guide aims to highlight some key aspects of the Renters' Rights Act, as well as to offer advice on how to adapt your practices accordingly
ASSURED SHORTHOLD TENANCY (AST)
All new tenancies will start as periodic agreements with no fixed term in place and existing assured shorthold tenancies will become periodic The Government will be drawing up a new model tenancy but as yet, the wording of this document has not been released
ABOLISHMENT OF THE SECTION 21 NOTICE (Form 6a)
The Section 21 Notice will be abolished and replaced by the the current Section 8 Notice - updated with new mandatory and discretionary grounds. Therefore landlords will now need to rely on these defined legal grounds for eviction.
It is worth noting that should a landlord/agent have to provide their tenant/s with notice this must be done via a Section 8 Notice and supporting evidence will be required regardless of whether it is issued under mandatory or discretionary grounds.
UPDATES TO THE SECTION 8 NOTICE
The Act is aiming to reform the grounds for possession that a landlord can use to regain possession of their property
Landlords will still be able to serve notice should a tenant fall into rent arrears, or if there is anti-social behaviour and breaches of the tenancy. Rent arrears and anti-social behaviour will more than likely fall under mandatory grounds.
UPDATES TO NOTICE PERIODS
Under the new regulations, landlords will be required to provide their tenants with four months’ notice rather than the current two months
Tenants will be required to serve two months’ notice
RENT ARREARS
Should a tenant fall into arrears, a landlord/agent will not be able to serve four weeks’ notice (extended from two weeks) until three months’ rent is outstanding – this is an increase from the current two months
RENT IN ADVANCE & RENTAL BIDDING
Landlords and letting agents will not be able to accept, ask for, or encourage an offer above the advertised rental amount. The change will also mean that landlords will only be able to request or accept up to one months’ rent in advance, prior to the commencement of the tenancy.
KEY POINTS ON TENANCY AGREEMENTS
For tenancies with a written contract created before 1st May 2026, this will not need to be changed or a new one issued - instead tenants will need to be provided with a copy of the government published ‘Information Sheet’ (available from March 2026) on or before 31st May 2026.
For any verbally agreed tenancy agreements the tenant will need to receive a written summary of the main terms on or before 1st May 2026.
For new tenancies created after 1st May 2026 landlords will need to provide certain information in writingthrough a tenancy agreement This new information will be set out in secondary legislation and published as a draft in January 2026 so landlords can prepare new tenancy agreement templates
Rent increases will be restricted to one per year and landlords will need to follow the revised Section 13 procedure, providing detailed notice to tenants two months’ in advance of the proposed change
PETS, CHILDREN & BENEFITS
Landlords will have 28 days to consider requests to rent with a pet and will not be able to unreasonably withhold consent, providing valid reasons if it is refused - for instance a top floor flat with no lift or garden would not be suitable for a dog. Tenants will be able to challenge refusals with the firsttier tribunal.
It will be illegal to discriminate against tenants who have children or are on benefits. Landlords and lettings agents cannot do anything to make a tenant less likely to rent a particular property, or withhold any information, such as it’s availability due to the tenant’s situation.
SELLING/MOVING IN
Should a landlord decide to sell their property, or should they require possession in order to take occupation themselves, the new Ground 1 or 1A form will need to be issued However, this notice cannot be served within the first 12 months from the tenancy start date
A landlord/agent will not be able to re-let the property for a further 12 months (known as the ‘restricted period’) from the date of when vacant possession has been obtained.
It is worth noting that a landlord/agent will be providing four months’ notice, not the current two months, and should the property be advertised within the ‘restricted period’ there could be a penalty up to £7,000.
PHASE 2 - FROM LATE 2026
PRIVATE RENTED SECTOR DATABASE
Landlords will be required to register their property on a new Private Rented Sector (PRS) Database, whether they manage the property themselves or use an agent to manage their portfolio or property
Landlords will be required to pay an annual fee which will be confirmed closer to launch The landlord/agent will not be able to market the property until this process has been completed
LANDLORD OMBUDSMAN
A new Ombudsman scheme will be established which will be mandatory for any landlords in the private rental sector. This new scheme aims to provide a redress service for tenants. The development of the scheme will happen in stages with landlords expected to be required to sign up in 2028.
KEY POINTS ON COMPLIANCE
Information likely to be required as a minimum for the PRS database will include landlord contact details, property address, type, details of the number of occupiers and relevant safety certificates such as gas, electric and EPC.
Fines will be put in place should a landlord fail to register their property on the PRS database - up to £7,000 for the first offence and up to £40,000 for second or subsequent offences
The Landlord Ombudsman scheme will also support landlords with tools, training and guidance on handling complaints from tenants
We have used GTH as Letting Agents and found the whole process amazing, very efficient, friendly and super professional. The whole process was explained to us and we were kept informed every step of the way We would not hesitate in recommending GTH
- A happy landlord
STANDARD OF HOMES & EPC RATINGS
A Decent Homes Standard will be introduced to the private rental sector for the first time, aiming to ensure that all houses meet a minimum housing standard This is expected to be introduced after further consultation in either 2035 or 2037
There are ongoing discussions around raising the minimum energy efficiency standards (EPC) requirements to a Band C or equivalent by 2030 unless a valid exemption is in place More details are set to be released after further consultation but we would recommend discussing any necessary improvements to your EPC rating with your letting agent well in advance, to allow time for scheduling required works
EXTENSION OF AWAAB’S LAW
Awaab’s Law currently operates in the social housing sector, requiring landlords to fix serious hazards such as damp and mould within strict timeframes. This law will extended to the private rental sector with further details and timescales to be announced after additional consultations.
WHY CHOOSE US?
Now is the time to be talking about future plans and how to navigate your way through this new world with our experienced and knowledgeable team.
If you are thinking of renting or looking for an agent to take over the management of your property or property portfolio, contact your local GTH office
As Residential Letting and Managing Agents, we provide a comprehensive property letting service With a wide network of residential offices spanning Devon, Dorset and Somerset, we have a vital link throughout the West Country
We understand the market, both at national and local levels, giving you well-rounded and expert advice, which includes finding the right tenant for your property
As well as having an extensive online presence to help market your rental property, we also advertise on popular property sites such as Rightmove, Onthemarket, Zoopla and PrimeLocation, as well as our own website
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