The Renters Reform Act (RRA)—also known as the Renters Rights Act—is now in force.

We’ve broken down the key changes below, along with what they mean for you as a landlord and how to remain compliant.

What’s all the fuss about?

In short: change.

For landlords who already operate professionally and compliantly, the impact should be limited. The legislation is designed to simplify the system, remove legal complexity, and create a more consistent framework across the private rented sector.

End of Fixed-Term Tenancies

All tenancies are now periodic by default, formally known as an Assured Periodic Tenancy.

• Fixed terms (e.g. 6 or 12 months) no longer apply from 1st May 2026
• Tenants are protected from eviction in the first 12 months, unless they breach the tenancy
• Tenants can still leave during this period (subject to notice)

What this means:

• Greater flexibility for tenants
• Reduced risk of tenants being trapped in unsuitable or unaffordable tenancies
• Potential for improved property standards across the sector

Ending a Tenancy

There are now three ways to end a tenancy:

• Mutual agreement
• Tenant notice
• Landlord notice

Notice periods:

• Tenants: 2 months’ notice (aligned with rent period)
• Landlords: Typically 4 months’ notice, after the initial 12-month protected period

Section 21 Abolished

The ‘no fault’ eviction (Section 21) has been removed.

It is replaced by a strengthened Section 8 system, with clearly defined grounds for possession.

• Covers rent arrears, anti-social behaviour, and property neglect
• Introduces both mandatory and discretionary grounds
• Courts must grant possession where mandatory grounds are proven

Mandatory Grounds for Possession

These apply after the first 12 months and are non-negotiable if proven:

• Ground 1 – Landlord/family moving in (4 months’ notice)
• Ground 1A – Sale of property (4 months’ notice)
  • Cannot re-let for 12 months after using this ground
• Ground 4A – Student HMOs (aligned with academic year – to end between the 1st June and 30th September.)
• Ground 8 – Rent arrears threshold increased to 3 months

Note: The increase in arrears threshold may impact landlords relying on consistent rental income.

Discretionary Grounds

These are subject to court interpretation:

• Ground 10 – Any rent arrears (4 weeks’ notice)
• Ground 12 – Breach of tenancy (2 weeks’ notice)

At this stage, how strictly courts will apply these remains to be seen.

Tenant Equality

Landlords can no longer refuse tenants based on:

• Receipt of benefits
• Having children

All applicants must be assessed on an individual basis.

Pets

Tenants now have the right to request a pet.

• Landlords cannot unreasonably refuse
• Refusals must be in writing with justification
• Decisions may be challenged

Important considerations:

• Lease restrictions (e.g. flats)
• Rural/farm locations where livestock may be affected could be come difficult to enforce the no pet rule.

Rental Bidding Banned

• No accepting offers above the advertised rent
• Pricing must be set correctly from the outset

This makes accurate valuation and professional management more important than ever.

Rent Increases

• Section 13 notices remain in place
• Can only be used once per year
• Require 2 months’ notice

Rents must reflect true market value, supported by comparable evidence.

Tenants have the right to challenge increases via the correct process.

Rent in Advance

• Limited to one month’s rent only
• Advance payments (e.g. 3–6 months) can no longer be required
• Any tenancy relying on advanced payments can no longer be enforced

This removes a common risk-mitigation strategy for landlords.

Additional Changes

Further elements of the Act include:

• Decent Homes Standard extended to private rentals
• Awaab’s Law (stricter timelines on property hazards such as damp and mould)
• Introduction of a Private Rented Sector Ombudsman
• A new Landlord Database to support compliance

Final Thoughts

The Renters Reform Act represents a significant shift, but for well-managed landlords, it should feel like an evolution rather than a disruption.

The key to staying compliant—and protecting your investment—is proactive management, clear documentation, and expert guidance from a professional managing agent.