Renters’ Rights Act: the rules landlords must follow now

Aug 5

3 min read

The first major phase of the Renters’ Rights Act came into force in England on 1 May 2026.

The changes affect tenancy agreements, rent increases, advertising, pets, possession and the information landlords must provide to tenants.

Several important deadlines have already passed, so landlords should now check that their documents and procedures have been updated.

Tenancies are now periodic

Existing assured shorthold tenancies have generally become assured periodic tenancies. New assured tenancies must also operate on a rolling basis rather than having a fixed end date.

This means landlords should not issue a new assured tenancy agreement that claims the tenancy automatically ends on a specified date.

Existing written tenancy agreements did not have to be replaced solely because of the change. However, landlords were required to give affected tenants the official Renters’ Rights Act Information Sheet by 31 May 2026.

Where a tenancy was based entirely on a verbal agreement, the landlord was required to provide written information about its key terms.

Landlords who missed the deadline should act immediately, retain evidence of delivery and consider obtaining professional advice. Providing information late does not necessarily remove responsibility for an earlier breach.

New rules when advertising a property

A rental advertisement must include an asking price.

Landlords and agents must not encourage prospective tenants to compete by offering more than the advertised rent. An offer above the asking price must not be accepted.

There are also protections against discriminating against applicants because they receive benefits or have children.

Rent cannot be taken before the agreement is signed

A landlord must not ask for, encourage or accept a rent payment before the tenancy agreement has been signed by both the landlord and tenant.

Processes involving holding deposits, tenancy deposits and rent payments should therefore be clearly separated and correctly documented.

Tenants can request permission to keep a pet

A tenant or prospective tenant can ask to keep a pet at the property.

A landlord can still refuse a request where there is a valid reason, but pet requests should be considered individually rather than rejected automatically.

Landlords should record the request, their assessment and the reason for any refusal.

Rent increases must follow the correct procedure

Landlords must use the statutory section 13 process to increase rent.

This involves giving the tenant the correct Form 4A with at least two months’ notice. Rent cannot normally be increased more than once in a 12-month period.

A tenant may challenge an increase they believe is above the open-market rent.

Informal rent increases agreed through a text message, phone call or amended standing order may create avoidable disputes.

Section 21 can no longer be used

Landlords can no longer serve new section 21 “no-fault” notices.

To recover possession, a landlord must use an applicable statutory ground under the section 8 process, give the correct notice and provide evidence that the ground applies.

Different grounds have different requirements and notice periods. These may cover circumstances such as:

Serious rent arrears.
Antisocial behaviour.
Damage to the property.
The landlord intending to sell.
The landlord or a close family member intending to occupy the property.

A landlord should not assume that wanting the property back is, by itself, enough to obtain possession.

What landlords should check now

Landlords should review:

Every current tenancy agreement.
Evidence that the official Information Sheet was provided.
Advertising and tenant-selection procedures.
How rent payments are requested.
Rent-increase notices and dates.
Pet-request procedures.
Deposit protection records.
Any plans to recover possession.

Incorrect processes may result in enforcement action, financial penalties or an unsuccessful possession claim.

How CMP can help

ComplyMyProperty is building a clearer way for landlords to understand, organise and evidence their property obligations.

Our experienced property professionals can already help landlords identify their next step, including support with EPC requirements and possession preparation.

Speak to CMP before a missed document, deadline or incorrect notice becomes a larger problem.

Official source

GOV.UK — Renters’ Rights Act: an overview for landlords

This article provides general information for landlords in England and does not constitute legal advice. Requirements can depend on the tenancy, property and individual circumstances. Check the official guidance and obtain professional advice where necessary.