An Overview of the Renters' Rights Act
West One sets out what landlords need to know now that the Renters' Rights Act has taken effect from 1 May 2026.
The most significant change is the end of Section 21 "no fault" evictions. The Act also moves tenancies onto a periodic basis, strengthens tenants' ability to keep pets and tightens the rules on rent rises. A Private Rented Sector Ombudsman and a revised Decent Homes Standard for private rentals will follow in phases.
Reform has been a long time coming. Scrapping Section 21 was promised in 2019 under Theresa May, and the Renters Reform Bill reached parliament in 2023 but fell when Rishi Sunak called the 2024 general election. Labour brought forward a similar package, which received Royal Assent in October 2025. Councils gained stronger investigatory powers from late December 2025, including the right to enter homes to check conditions, illegal evictions and landlord database registration.
With Section 21 gone, landlords must rely on Section 8, which covers arrears, anti-social behaviour, tenancy breaches, and a landlord's wish to sell or house a family member. West One expects extra pressure on already slow courts, although digitisation and the Ombudsman may eventually help.
Assured shorthold tenancies no longer exist, and existing ones became periodic on 1 May. New agreements must spell out rent, payment periods, deposit details, notice periods (no more than two months for tenants), responsibilities, repairs, rent reviews and communication.
West One's practical advice includes:
• Handle pet requests case by case, with reasonable grounds for any refusal, and review insurance • Review property condition, as the Decent Homes Standard will apply to private rentals from 2035 with heavy fines for breaches • Keep written records of communications, repairs and inspections • Vet tenants thoroughly, using reputable agents where relevant • Raise rent only once a year via a Section 13 notice, in line with local market evidence, as tenants can challenge increases at the First-tier Tribunal, with rent frozen while cases are heard
