16 June 2026 · 6 min read

The Renters' Rights Act is in force: 9 things every landlord must 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. If you served a Section 21 notice before 1 May 2026, you must begin court proceedings by 31 July 2026 or it lapses.
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; penalties run up to £7,000 per tenant. 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 begins 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.