27 APR 2026 
6 MIN READ
Since December 27th, the first set of changes from the Renters’ Rights Act 2025 has come into effect. As a landlord, it’s important to stay informed about these updates to understand how they might impact you and your responsibilities going forward.
You can catch up with our previous update, which covered the changes as per the government's guide published 26 September. You can find more details here.
What has changed?
Section 21 - No Fault Eviction
The Renters’ Rights Act 2025 confirms that Section 21 evictions will be abolished. Before, this was the rule which allowed landlords to end a tenancy without giving a reason once the lease was up.
This change is in line with the aim to form more regulated framework for private renting. While landlords can still ask tenants to leave for valid reasons, the process will now be more formal and require clear evidence.
Classification of lease lengths
These new rules change how long-term residential leases are now classified. A lease is now considered to be a ‘long lease’ if it meets any of the following criteria:
- It’s longer than 21 years
- It was signed before October 27th 2025 and lasts at least 7 years
- Outside London, when the ground rent exceeds £250 per year
- In London, when the ground rent exceeds £1,000 per year
This update means that freeholders and landlords can no longer rely on the eviction rules from Section 8 of the Housing Act 1988 to evict leaseholders for non-payment of ground rent in certain cases.
Housing Act 1988 changes
Previously, private purpose-built student accommodation was not covered by the Housing Act 1988 and didn’t follow the usual tenancy rules.
Now, under Section 32 of the Renters’ Rights Act, the rules are being expanded to include private student accommodation, if they follow approved standards like the national codes set by the government (such as the ANUK/UNIPOL standards).
Local authority powers to request documents
Local authorities now have the power to request and collect relevant documents from landlords, letting agents, property managers, and related organisations. They can do this for any reason related to their official duties, including:
Unlawful eviction and harassment (under the Protection from Eviction Act 1977)
Tenancy rules and issues (under the Housing Act 1988)
Assured tenancy rules, security of tenancy, orders for possession, rent increases.
Letting agent responsibilities
Fees and joining complaint schemes (under the Enterprise and Regulatory Reform Act 2013).
Sections 21-23 of the Housing and Planning Act 2016
If someone breaches a banning order, they are committing an offence. And, if found guilty, they could face imprisonment, fines, or both.
If a company commits an offence under Section 21, and it’s shown that a company officer was involved, caused the offence, or failed to prevent it, then both the officer and the company may be charged and punished.
This applies in the case of members who manage the company, meaning their actions or mistakes related to running the company can also lead to charges, just like a company officer.
What are the key changes for landlords?
- Tenancies will last longer, meaning fewer will end automatically.
- As a landlord, you’ll need to provide more documentation to support eviction or repossession claims.
- Tenancy agreements must clearly specify the reasons for repossession.
- Stricter requirements for property safety and maintenance standards.
Changes as of May 2026
Starting from 1 May 2026, more important changes will directly affect landlords. Below is a detailed overview of the key updates.
Housing Act 1988 changes
How are tenancy agreements changing?
All existing assured shorthold tenancies (ASTs) will automatically convert to assured periodic tenancies, and new agreements will follow the same format. These tenancies will now operate on a rolling basis, meaning they will continue indefinitely without a fixed end date.
Do I have to re-issue the tenancy agreement?
If you already have a written tenancy agreement, there’s no need to make a new one. However, if you don’t have a written agreement, you’ll need to draft one and give it to your tenant.
Rent changes
Annual increase cap
Rent can now only be increased once per year. Tenants will have the right to challenge any rent increase they consider unfair through a tribunal process.
Rent advances
For new tenancies, landlords can ask for only one month’s rent in advance. If rent is paid more frequently than monthly, landlords can request up to 28 days’ rent prior to the start of the tenancy.
Bidding wars
Under the new rules, bidding wars will be banned. It will be illegal to accept any payments above the advertised rental price.
Discrimination of tenants
The new Renters’ Rights Act introduces stricter rules to prevent discrimination against tenants. It will be illegal for landlords to refuse tenancy or treat applicants unfairly based on protected characteristics such as age, gender, ethnicity, disability, religion, or family status.
Changes to the ‘no pets’ policy
Landlords can no longer enforce a strict “no pets” blanket policy. Your tenants have the legal right to ask to keep a pet in their rental home, and any refusal must be reasonable and justified.
How landlords can prepare for upcoming changes
How to effectively prepare for new tenant regulations
- Strengthen tenant screening procedures: Carry out thorough reference checks and verify potential tenants’ income to avoid issues further down the line.
- Keep detailed records: Keep a clear record of all communications, payments, and legal documents for transparency and legal compliance.
- Stay informed: Follow official guidance and keep up to date with any government updates.
How to prepare your tenants
The government will provide you with an information sheet for your tenants explaining these changes, which you should share with your tenants ahead of the rules coming into play.
For ease, you can find more on the information you need to provide here.
Staying up to date with these changes and proactively adapting your practices will help you remain a responsible and effective landlord, ensuring smooth tenancies and positive relationships with your tenants.
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