The Renters' Rights Act: 9 things to check now

The Renters' Rights Act 2025 is the biggest shake-up to the private rented sector in over 30 years, and the main reforms have been in force since 1 May 2026. Here's a plain-English checklist of what's actually changed and what you need to do — with the legislation, so you can verify every point yourself.

1. Section 21 is gone — you now repossess via Section 8. No-fault evictions ended on 1 May 2026. You can only seek possession on a specific ground under Section 8 of the Housing Act 1988. The transitional window for old notices has now closed: any Section 21 notice served before 1 May 2026 had to reach court by 31 July 2026, so those notices have all lapsed. If you are still seeking possession, you must start again under Section 8.
2. Fixed terms are gone — every tenancy is now periodic (rolling). Tenants can leave with two months' notice; you need a valid ground to end the tenancy.
3. Know your two key grounds. Ground 8 (mandatory rent arrears): at least 3 months' arrears and 4 weeks' notice. Grounds 1 & 1A (you're moving in or selling): 4 months' notice, and you can't use them in the first 12 months of a tenancy.
4. The Information Sheet. You must give tenants the Government's written information about the new rules. For existing tenants the deadline was 31 May 2026 — if you missed it, serve it now; the civil penalty runs up to £7,000, and up to £40,000 or prosecution for a repeat breach. For new tenancies, serve it at the start.
5. Rent increases — once a year, via Section 13. Rent-review clauses no longer work; you can raise rent once a year to market rate, and the tenant can challenge it.
6. Your safety certificates haven't changed — but enforcement has teeth. Gas Safety (CP12) every 12 months; EICR at least every 5 years; EPC valid 10 years, minimum band E to let today (band C is proposed for 1 October 2030). Smoke alarm on every storey and a CO alarm with any fixed combustion appliance.
7. Deposits. Capped at 5 weeks' rent (6 weeks if annual rent is £50,000+); protect it and serve the prescribed information within 30 days (Housing Act 2004, ss.213–215; Tenant Fees Act 2019).
8. Council licensing — the one most landlords miss. Beyond mandatory HMO licensing (5+ people in 2+ households), 60+ councils run additional or selective schemes covering ordinary lets. Letting unlicensed risks fines up to £30,000 and rent repayment orders. Check your specific council.
9. Pets, discrimination and Making Tax Digital. You must now consider pet requests within 28 days and can't unreasonably refuse; rental discrimination and bidding wars are banned; and Making Tax Digital for Income Tax has applied since 6 April 2026 if your property income tops £50,000.

This is information, not legal advice — always confirm your own situation with a qualified solicitor.