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 and will start being rolled out from 1 May 2026. st
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
As with any new legislation, it’s likely to be challenging to start with, especially while some of the more specific timelines for each phase and component are still being finalised
Detailed information about processes and regulations is beginning to emerge and we have a clearer understanding of the framework and timescales for its implementation - but what will this mean for landlords?
Whether you ' re a seasoned landlord or just starting out, this guide aims to highlight some key aspects of the Renters' Rights Act and what it entails for landlords and tenants alike, as well as offering advice on how to adapt your practices accordingly.
A B O U T U S
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.
ASSURED SHORTHOLD TENANCY (AST) replaced with the new Assured Periodic Tenancy (APT)
All new tenancies, as of the 1 of May, will start as periodic agreements with no fixed term in place. Existing assured shorthold tenancies will also become periodic. All tenants will need to be provided with the Renters’ Rights Act Information Sheet on or before 31st May 2026, failure to provide this can result in a fine of up to £7000. st
ABOLISHMENT OF THE SECTION 21 NOTICE (Form 6A) to be replaced by the Section 8 (Form 3A)
The Section 21 Notice will be abolished and replaced by 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, 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 the tenants fall into rent arrears, or if there is anti-social behaviour and other breaches of the tenancy agreement.
UPDATES TO NOTICE PERIODS
Under the new regulations, landlords will typically 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
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 Form 1A will need to be issued. However, this notice can only be served at month 8 of the tenancy ending the tenancy on the 12th month from the start date.
If a Landlord evicts a tenant in order to sell or move back in they are prohibited from re-letting or re-marketing the property for a further 12 months from the date that vacant possession has been obtained (known as the ‘protected period’) potentially creating a 16 month period
It is worth noting that a landlord/agent will need to provide four months’ notice, not the current two months, and should the property be advertised within the ‘protected period’ there could be a penalty of up to £7,000
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’ on or before 31st May 2026
For any verbally agreed tenancy agreements the tenant will need to receive a written statement (covering rent, deposit and key terms) by 31 May, 2026 st
For new assured periodic tenancies starting on or after 1st May 2026 tenants will need to be provided with a ‘Written Statement of Terms’ as part of the Assured Periodic Tenancy agreement, which comprises a mandatory list of over 20 pieces of prescribed information
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
RENT INCREASES
All contractual rent review clauses will be banned from 1st May 2026, making automatic increases invalid. Rent can only be raised once per year during a tenancy or when re marketing a vacant property.
Landlords must use the updated Section 13 (Form 4A) and give tenants two months’ notice of any proposed increase. Tenants may challenge the rise at a Tribunal which can reduce, but not raise, the Landlords proposed amount.
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 at a 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 its availability due to the tenant’s situation.
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
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Experienced and Qualified Teams
Our managers have decades of industry expertise and lead teams of ARLA or RICS qualified agents We are committed to staying up-to-date and providing a seamless experience for landlords
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With a wide network of offices spanning Devon, Dorset and Somerset, we understand the nuances of each area, allowing us to market your property effectively and attract the right tenants.
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We understand both national and local rental markets and provide expert guidance, ensuring that you receive tailored advice that suits your property’s unique situation.
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