Renters’ Rights Act: What Landlords Need to Know
The Renters’ Rights Act 2025 has now secured Royal Assent, signalling the biggest shake-up to England’s private rented sector in more than thirty years. Most of provisions come into effect on May 1st 2026. Landlords should use this time to get ready for the reforms, which are expected to roll out from 2026.
The legislation sets out to give tenants stronger protections, clearer expectations and a more balanced renting experience. At the same time, it aims to raise standards and consistency across the sector as a whole. For landlords who already run safe, compliant and well-managed properties, much of what’s coming will simply formalise the good practice they follow already.
Here’s what landlords need to know, how to get ready for the changes and how to stay compliant when the Act comes into effect.
End of Section 21 ‘No-Fault’ Evictions under the Renters’ Rights Act
Section 21 will be abolished. Landlords will no longer be able to evict tenants without providing a specific reason.
Instead, all evictions must be based on valid grounds for possession, such as:
• The landlord intending to sell or move into the property (after a 12-month protected period)
• Serious rent arrears (three months or more)
• Antisocial behaviour or property damage
• Redevelopment or use for supported accommodation
Courts will continue to handle possession claims, but landlords must ensure they have clear evidence and that the property is registered on the new PRS database to use these grounds.
All tenancies will become periodic
Fixed-term tenancies will be replaced with rolling, periodic tenancies, meaning tenancies continue indefinitely until either the landlord or tenant gives notice. Tenants can leave with two months’ notice.
Landlords will need to give specific notice depending on the ground for possession (for example, four months if selling or moving in). This change provides tenants with greater flexibility but also means landlords should plan for longer-term property management and financial forecasting.
Annual rent increases only, and at market rate
Rent can only be increased once per year, with two months’ notice. Increases must reflect market value, and tenants can challenge them at the First-tier Tribunal. Rent review clauses or backdated increases will no longer be permitted.
It’s vital for landlords to keep evidence of local rental market rates and document communications with tenants around any rent changes.
New PRS Ombudsman and Database
All landlords in England will be required to join the new Private Rented Sector Ombudsman, even if they use an agent, and register on the Private Rented Sector Database, providing accurate property and compliance details. These systems will offer landlords a central hub for guidance and communication, while tenants will gain greater transparency.
Failing to register could result in a civil penalty of up to £7,000 for initial breached and up to £40,000 or criminal prosecution on continuing or repeated breaches.
Decent Homes Standard and Awaab’s Law
The Decent Homes Standard will apply to the private rented sector for the first time. This means landlords must ensure their properties are:
• Safe and free from serious hazards such as damp, mould, or structural risks.
• In good repair and fit for occupation.
Under Awaab’s Law, landlords must take prompt action to fix serious health and safety issues within legally defined timeframes. Delays could lead to tenant enforcement or legal action.
Ending rental bidding and discrimination under the Renters’ Rights Act
Landlords and agents will no longer be able to:
• Solicit or accept rent offers above the advertised rent.
• Discriminate against tenants with children or those receiving benefits.
• Adverts such as ‘No DSS’ will be illegal. Referencing can still assess affordability, but decisions must not be based on family status or income source.
Renting with pets
Tenants will have a legal right to request a pet, and landlords cannot unreasonably refuse. Guidance will clarify acceptable reasons for refusal, and landlords may require tenants to take out pet damage insurance.
Preparing for implementation
Although the Act is not yet in force, landlords should:
• Audit all tenancies and property conditions.
• Update tenancy agreements for compliance with periodic tenancies.
• Join or prepare to join the PRS Ombudsman.
• Register on the PRS Database once it opens.
• Review rent increase policies and ensure communications are transparent.
By acting early, landlords can ensure a smooth transition, demonstrate professionalism, and build stronger, longer-term relationships with tenants.
Contact us
If you’re letting a portfolio in North Lincolnshire or Gainsborough our trusted team will guide you through the new legislation. We will ensure you have the insight you need to make an informed decision on what you need to prepare.
If you would like to read the guidance for yourself you can find out more HERE.
Paul Fox Estate Agents are the leading Estate Agents in North Lincolnshire. Established in 1990 by Mr Paul Fox, Paul Fox Estate Agents now boasts five family run offices in Barton, Brigg, Epworth, Scunthorpe and Gainsborough.
Every office is underpinned by our family values. That’s what makes us the leading, family-owned estate agent in Scunthorpe and Northern Lincolnshire. We’ve been helping people move home for over 30 years. Whether you’re buying, selling or renting we’re with you every step of the way!
For further information please contact our Lettings Department on 01724 282868.
