RESIDENTIAL LETTINGS
UNDERSTANDING THE RENTERS’ RIGHTS ACT
GREENSLADE TAYLOR HUNT www.gth.net
GUIDING YOU THROUGH
ABOUT US
As a landlord, staying informed about the latest regulations and tenant rights is crucial.
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.
This is particularly relevant now that the Renters’ Rights Act has officially become law and began being implemented on 1 May 2026. The 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.
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 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.
As Residential Letting and Managing Agents, we provide a comprehensive property letting service. With a wide network of offices spanning Devon, Dorset and Somerset, we have a vital link throughout the West Country.
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?
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.
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.
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.
Amy Davidson Associate & Senior Lettings Manager Taunton rental.taunton@gth.net
CONTACT YOUR LOCAL TEAM
PHASE 1 - FROM MAY 1ST 2026 ASSURED SHORTHOLD TENANCY (AST) replaced with the new Assured Periodic Tenancy (APT) All new tenancies, as of the 1st of May, will have started as periodic agreements with no fixed term in place. Any pre-existing assured shorthold tenancies will have also become periodic. All tenants should have been served the Renters’ Rights Act Information Sheet on or before 31st May 2026, failure to have provided this information could result in a fine of up to £7000.
ABOLISHMENT OF THE SECTION 21 NOTICE (Form 6A) to be replaced by the Section 8 Notice (Form 3A) The Section 21 Notice has now been 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’s main aim was to reform the grounds a landlord can rely on to regain possession their property. Landlords will still be able to serve notice should the tenants fall into rent arrears, if there is anti-social behaviour or other breaches of the tenancy agreement. KEY POINTS ON UPDATES TO NOTICE PERIODS Under the new regulations, landlords will typically be required to provide their tenants with four months’ notice. Tenants will be required to serve two months’ notice.
SELLING/MOVING IN
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 should have been provided with a copy of the government published ‘Information Sheet’ on or before 31st May 2026.
Should a landlord decide to sell their property, or should they require possession in order to take occupation themselves, the new Section 8 Notice will need to be issued citing Ground 1 or Ground 1A. However, this notice can only be served at month 8 of the tenancy, ending the tenancy on the 12th month from the start date.
For any verbally agreed tenancy agreements the tenant should have been issued a ‘Written Statement of Terms’ (covering rent, deposit and key terms) by 31st May, 2026.
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’).
For new assured periodic tenancies which started on or after 1st May 2026 tenants should have been 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.
It is worth noting that a landlord/agent will need to provide four months’ notice, and should the property be advertised within the ‘protected period’ there could be a penalty of up to £7,000.
RENT ARREARS Should a tenant fall into arrears, a landlord/agent are not able to serve four weeks’ notice until three months’ rent is outstanding.
RENT IN ADVANCE & RENTAL BIDDING Landlords and letting agents are not 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 have been banned, 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 provide tenants with 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 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 large dog. Tenants will be able to challenge refusals at a Tribunal. It is 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, EPC report and relevant safety certificates such as gas and electric, etc 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.
PHASE 3 - LONGER TERM REFORMS 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? 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.
YOU’RE IN SAFE HANDS 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
Local Knowledge and Connections 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. Market Understanding 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. Advice and Support Our approachable and friendly team is here to support you every step of the way. Trust us to provide not just lettings services, but genuine partnership and peace of mind.
BROWSE LANDLORD SERVICES QUICK REFERENCE GUIDE This is booklet is intended as a guide only, and does not constitute legal advice. For more information about the Renters’ Rights Act, contact your local office or visit gov.uk/guide RRA_0726_MT
GET IN TOUCH CONTACT YOUR LOCAL TEAM
GREENSLADE TAYLOR HUNT www.gth.net