Renters Rights Act: Harrington Brown

The Renters Rights Act is set to bring the most significant change to the lettings landscape in a generation, and it’s important that landlords are clear on what’s coming and how it will affect them. Below is a concise breakdown of the key changes to be aware of as the sector moves towards a more regulated, tenant-focused framework.

The biggest shift comes in the structure of tenancies. Section 21 “no-fault” evictions are being abolished, alongside the end of fixed-term Assured Shorthold Tenancies. In their place, periodic tenancies will become the default, meaning agreements will roll on month to month. Possession will now rely on revised Section 8 grounds, with updated notice periods and stronger evidential requirements.

In practical terms, this means landlords must have a clear, justifiable reason to regain possession. Grounds have been expanded and refined, covering scenarios such as selling the property, moving a family member in, serious rent arrears, and anti-social behaviour. However, the process is becoming more procedural, with tighter rules around how and when notices can be served.

Rent regulation is also tightening. Increases will generally be limited to once per year and must follow a prescribed legal process. Tenants will have stronger rights to challenge increases through a tribunal, and there will be restrictions on encouraging bidding above the advertised rent, reinforcing a more transparent approach to pricing.

Tenant protections are being strengthened across the board. There is a clear move towards reducing discrimination, particularly against those in receipt of benefits or with families. Tenants will also have enhanced rights when making requests, such as keeping pets, although this will remain subject to reasonable conditions. The shift to periodic tenancies also gives tenants greater long-term security.

From a compliance perspective, transparency is a major focus. There will be new requirements around written tenancy information, alongside clearer obligations on what must be provided and when. Letting agents and landlords alike should expect an increase in documentation and record-keeping expectations.

Enforcement is also being ramped up. A new Private Rented Sector database will be introduced, alongside a Landlord Ombudsman, creating a more structured system for oversight and dispute resolution. Local authorities will have greater enforcement powers, and financial penalties for non-compliance are set to increase, making it more important than ever to stay on top of obligations.

Looking slightly further ahead, property standards will also come under greater scrutiny. A Decent Homes Standard is expected to be introduced to the private rented sector, alongside the extension of Awaab’s Law, placing stricter requirements on how quickly landlords must respond to hazards and maintenance issues.

Overall, this is a clear shift towards a more regulated, professionalised rental market. For landlords who are already operating to a high standard, much of this will feel like a formalisation of best practice. However, for others, it will require a more proactive and structured approach to management, compliance, and tenant relations.

Navigating the Renters Rights Act doesn’t have to be daunting. Working with a trusted managing agent ensures your properties remain fully compliant, tenants are well-managed, and your rental income is protected. From implementing the new tenancy structures to handling rent challenges and ensuring prompt responses to maintenance issues, a professional agent takes the complexity off your plate while maximising returns.

We also offer tailored advice on rent protection and dispute resolution, giving you peace of mind in an evolving market. If you want to understand exactly how these changes affect your portfolio and explore strategies to stay ahead, we’re offering one-to-one consultations with local landlords. Get in touch today to book your session and make sure your lettings are future-proofed.

Aidan Donnelly, FNAEA

Phase One – From 1 May 2026

Tenancy Reform & Core Legal Changes

This is the most operationally significant phase.

Changes expected to take effect:

✔ Abolition of Section 21
✔ Transition to periodic tenancies
✔ Revised possession grounds
✔ Rent increase reforms
✔ Anti-bidding measures
✔ Strengthened discrimination protections
✔ New information requirements

This phase fundamentally alters how tenancies are created, managed and ended.

Phase Two – Late 2026

Database & Ombudsman Rollout

✔ Launch of the PRS Database
✔ Introduction of the Landlord Ombudsman

This phase increases transparency and formal dispute resolution.

Phase Three – Timeline TBC

Property Standards Reform

✔ Decent Homes Standard in the PRS
✔ Awaab’s Law extension
✔ Further quality and hazard enforcement measures

This phase focuses on raising property conditions across the sector.