Renters' Rights Act FAQs for Landlords: 30 Questions Answered
The Renters’ Rights Act 2025 is the biggest change to private rented sector law in England in over 30 years. Every question landlords are asking — answered plainly.
About the Act
Q: What is the Renters’ Rights Act?
The Renters’ Rights Act is legislation that fundamentally changes the legal relationship between private landlords and tenants in England. Its headline changes: it abolishes no-fault evictions (Section 21), moves all tenancies to periodic rolling agreements, restricts rent increases to once per year via a formal process, prevents landlords unreasonably refusing pets, and creates a mandatory national database for landlords and properties.
Q: Does it apply to me?
If you let property on an assured shorthold tenancy (AST) in England, yes. It does not apply in Scotland (which has its own system), Wales (which has the Renting Homes (Wales) Act), or Northern Ireland.
Q: When does it come into force?
The Act received Royal Assent in 2025. The main provisions — Section 21 abolition, periodic tenancies, pet rules, and rent increase restrictions — come into force in May 2026 for all tenancies simultaneously. See the full timeline.
Q: Is this the same as the Renters Reform Bill?
The Renters’ Rights Act replaces the Renters Reform Bill, which was dropped when the 2024 general election was called. The new Act is similar in many respects but differs in one key area: existing tenancies and new tenancies transition on the same date, rather than in stages.
Section 21 Questions
Q: Has Section 21 been abolished?
Yes, from May 2026. Any Section 21 notice served after that date is legally invalid.
Q: Can I serve a Section 21 notice now before it’s abolished?
You can, provided you meet all the current validity requirements — deposit protected, prescribed information served, EPC and gas safety certificate provided, How to Rent guide served. However, if your notice period extends past the abolition date, you may face difficulties in court. Get legal advice before relying on a Section 21 that runs close to the cut-off.
Q: Why is Section 21 being abolished?
The government’s stated reason is that tenants were being evicted for asking for repairs, complaining about conditions, or simply because a landlord could. No-fault evictions were cited as a leading cause of family homelessness. Whether or not you agree, the political will was there and the Act has passed.
Q: What replaces Section 21?
Section 8 notices — but with strengthened, expanded grounds. You can recover possession for selling (Ground 1), moving in (Ground 1A), serious rent arrears (Ground 8), repeated arrears (Ground 8A), anti-social behaviour (Ground 14), and other legitimate reasons.
Read the full guide on what happens when Section 21 ends.
Periodic Tenancies
Q: What is a periodic tenancy?
A periodic tenancy rolls on indefinitely, month to month, with no fixed end date. It continues until either the landlord or tenant gives valid notice to end it.
Q: Do all tenancies become periodic automatically?
Yes. From May 2026, all assured shorthold tenancies — new and existing — become periodic by law. Fixed-term tenancies are abolished. You cannot offer a new fixed-term agreement.
Q: Can a tenant leave a periodic tenancy whenever they want?
They can give 2 months’ written notice at any time. There is no minimum period before they can give notice (though you cannot use Ground 1 or 1A in the first 12 months as a landlord). This gives tenants more flexibility, which may increase turnover for some landlords.
Q: What if I have a tenant mid-way through a fixed term when the Act comes in?
Their tenancy automatically converts to a periodic tenancy on the enforcement date. The fixed-term end date becomes irrelevant. They can stay indefinitely or give 2 months’ notice to leave.
Q: Can I include a minimum tenancy period?
Not in the same way. You cannot make a tenant stay for a fixed period. However, you may be able to structure the tenancy so that you cannot use certain grounds (like Ground 1 selling) within the first 12 months — this protection for tenants is already built into the Act.
Rent Increases
Q: Can I still raise the rent?
Yes, once per year. You must use a Section 13 notice, giving at least 2 months’ notice. The increase must reflect market rates.
Q: What happens to my rent review clause?
It becomes void. Any clause in your tenancy agreement that provides for rent increases — whether index-linked, fixed percentage, or otherwise — is unenforceable from May 2026. Only Section 13 notices apply.
Q: What if a tenant challenges my rent increase?
They can refer it to the First-tier Tribunal (Property Chamber). The Tribunal will assess the open market rate for your property. Crucially, the Tribunal cannot set a rent higher than your proposed increase — so there is no risk of them raising it above your figure. If your increase is reasonable and evidenced, you will likely succeed.
Q: Can I increase rent at the start of a new tenancy?
Yes. Between tenancies, you set the rent at whatever market rate you choose. The Section 13 restrictions apply during an ongoing tenancy, not when re-letting to a new tenant.
Pets
Q: Do I have to allow pets?
You cannot unreasonably refuse a tenant’s written request to keep a pet. That is different from having to allow every pet. You can refuse if there is a genuine reason — a leasehold restriction, a small property unsuitable for the animal, or multiple pets already.
Q: What can I require if I agree to a pet?
You can require the tenant to have pet damage insurance and to pay for any damage caused. You can set reasonable conditions about the type or number of pets. You cannot demand a higher deposit than the statutory cap allows (5 weeks’ rent).
Q: What if I don’t respond to a pet request?
If you don’t respond within 42 days, the request is automatically accepted. Set a reminder and respond in writing within the window, even if your answer is a considered refusal with reasons.
Q: Can I include a no-pets clause in my tenancy agreement?
A blanket no-pets clause is unenforceable from May 2026. You can include a clause that says pets are subject to the landlord’s written consent — but you must then consider each request properly.
The Property Portal
Q: What is the Private Rented Sector Database?
A national digital register where every landlord must register their rental properties. It will hold details of properties, landlords, safety certificates, and compliance records. Tenants will be able to search it publicly.
Q: When does it launch?
Exact date not yet confirmed. Expected 2026–2027. We will update this guide when announced.
Q: What happens if I don’t register?
Failure to register is a criminal offence. You cannot legally market or let a property without a valid registration. Local councils will use the database to identify non-compliant landlords.
Q: What will I need to upload?
Property details, your identity as landlord, and compliance certificates — gas safety, EICR, EPC. Keep all your certificates current and easily accessible now.
Decent Homes Standard
Q: What is the Decent Homes Standard?
A set of minimum conditions that rental properties must meet. Previously it only applied to social housing. Under the Renters’ Rights Act it extends to the private rented sector. Properties must be free from serious hazards, in reasonable repair, and thermally comfortable.
Q: What counts as a serious hazard?
Category 1 hazards under the Housing Health and Safety Rating System (HHSRS) — these include serious damp and mould, excess cold, electrical hazards, and structural collapse. If your property has any of these, fix them now before enforcement begins.
Q: Is my older property at risk?
Older properties are more likely to have issues with excess cold, damp, or outdated electrical installations. Get a survey if you’re unsure. Proactive remediation costs far less than a Rent Repayment Order or enforcement action.
General Landlord Questions
Q: Can I still sell my property with tenants in it?
Yes. You can use Ground 1 (selling) under Section 8, giving 4 months’ notice. You cannot use it in the first 12 months of a tenancy. If you genuinely intend to sell, this ground will be available to you.
Q: Can I move back into my property?
Yes, using Ground 1A — you or a close family member wants to occupy it as a main home. Again, 4 months’ notice, not available in the first 12 months.
Q: Will the court process take longer now Section 21 is gone?
Possibly. Section 21 accelerated procedure was faster than a contested Section 8 claim. Budget for 3–6 months of legal process in disputed cases. Keep this in mind when evaluating risk during tenant referencing.
Q: Does any of this apply to Wales or Scotland?
No. Wales has the Renting Homes (Wales) Act 2016 (which already abolished fixed-term tenancies and changed eviction rules). Scotland has the Private Residential Tenancy (PRT) system. Northern Ireland has different rules entirely.
Q: Where can I get help if I have a complex situation?
For specific legal questions, contact a solicitor specialising in landlord and tenant law, or the National Residential Landlords Association (NRLA) if you are a member. Do not rely solely on internet forums.
This guide is for information only and does not constitute legal advice. Last updated April 2026.
Frequently Asked Questions
Does the Renters' Rights Act apply to all landlords in England?
Yes. It applies to all private landlords in England with assured shorthold tenancies. It does not apply in Scotland, Wales, or Northern Ireland, which have separate legislation.
When exactly does Section 21 end?
Section 21 is abolished from May 2026 for all tenancies — new and existing simultaneously. Any notice served after that date is invalid.
Can I evict a tenant at all after the Renters' Rights Act?
Yes. Section 8 grounds allow you to recover possession for legitimate reasons including rent arrears, anti-social behaviour, wanting to sell, or wanting to move in. The process requires a valid ground and correct notice.