Regulation
The Renters’ Rights Act: what landlords need to know
The short version: since 1 May 2026, landlords in England cannot use section 21, every tenancy is periodic, rent can rise only once a year, and bidding wars are banned. To sell or move in you need a court-backed ground, and not in a tenancy’s first 12 months. Next comes a national landlord register from 15 December 2026.
What changed on 1 May 2026
| Change | What it means |
|---|---|
| No more section 21 | "No fault" evictions are abolished. To end a tenancy you need a possession ground under section 8 and, if the tenant does not leave, a court order. |
| Periodic tenancies only | Assured shorthold tenancies and fixed terms are replaced by assured periodic tenancies. Existing tenancies converted automatically on 1 May 2026. |
| Rent rises once a year | Through the section 13 process (Form 4A), with at least two months’ notice. Tenants can challenge an increase at the tribunal. |
| No rental bidding | You cannot accept offers above the advertised rent, and rent in advance is capped at one month. |
| Pets | You must consider a tenant’s request and reply within 28 days, and can refuse only for a good reason. |
| No blanket bans | You cannot refuse tenants because they receive benefits or have children. |
| Bigger rent repayment orders | Tenants can claim back up to 24 months’ rent, up from 12, and orders can reach superior landlords. |
Selling or moving in
Two possession grounds matter most to investors:
- Ground 1A, selling the property. Not available in the first 12 months of a tenancy. You must give four months’ notice before applying to court. You can serve notice during the first year, but it cannot end before the 12 months are up.
- Ground 1, you or close family moving in. The same 12-month protection and four-month notice apply.
After using either ground you cannot market or re-let the property for 12 months. Doing so can lead to a fine of up to £40,000 or prosecution.
For rent arrears, ground 8 is mandatory once at least three months’ rent is owed (13 weeks for weekly or fortnightly rent), with four weeks’ notice.
What it means if you are buying
- Buying with a tenant in place: the tenancy is periodic. Check the rent, the date of the last increase, and whether the seller gave the Information Sheet by 31 May 2026.
- Buying to sell on soon: if you will need vacant possession, a sitting tenant in the first year of their tenancy cannot be moved on with ground 1A. Build that into your timeline.
- Rent figures in a deal: rent can only be increased once a year through section 13, and tenants can challenge it. Treat a projected rent rise with care.
- Plan for the register: budget for the database fee and the ombudsman when they arrive.
Fines
Councils can fine up to £7,000 for breaches such as creating a fixed term, trying to end a tenancy without a valid ground or notice, or not giving the written terms or Information Sheet. Serious or repeated breaches, including re-letting after using ground 1 or 1A within the 12 months, can bring a fine of up to £40,000 or prosecution.
What is still to come
| When | What |
|---|---|
| 15 December 2026 | Private Rented Sector Database opens, starting in the West Midlands, then region by region. Every landlord must be registered by 14 November 2027. There will be an annual fee; the amount is not yet confirmed and the regulations are still in draft. |
| Late 2026 onwards | A new PRS Landlord Ombudsman is being set up. Membership is expected to become mandatory in 2028; no firm date yet. |
| Consultation closes 18 December 2026 | Awaab’s Law for private rentals, with proposed deadlines to investigate and fix damp, mould and other hazards. Proposals only; no start date. |
| By 2035 | A Decent Homes Standard for private rented homes. Detailed regulations are still to come. |
Frequently asked questions
Can I still use a section 21 notice?
No. Section 21 was abolished on 1 May 2026. Notices served before then had to be followed by court proceedings by 31 July 2026 at the latest, so it is now too late to rely on one.
Can I sell a property with a tenant in it?
Yes. You can sell with the tenant staying, or use ground 1A to get possession to sell. Ground 1A cannot be used in the first 12 months of a tenancy and needs four months’ notice, and you cannot re-let the property for 12 months afterwards.
What happened to fixed-term tenancies?
Existing assured shorthold tenancies, including fixed terms, became assured periodic tenancies on 1 May 2026. New tenancies cannot have a fixed term, and trying to create one can lead to a fine of up to £7,000.
Did I need to give tenants anything?
Yes. For tenancies with a written agreement created before 1 May 2026, you had to give the government’s Renters’ Rights Act Information Sheet 2026 by 31 May 2026. Tenants with no written agreement need a written statement of terms. Missing this can lead to a fine of up to £7,000.
Does the Act apply in Wales or Scotland?
No. These rules apply to England. Wales and Scotland have their own tenancy laws.
Test the rent before you buy
Every rent figure on a DealSold deal is labelled with where it came from, so you can see which numbers are evidenced and which to check. Ask the sourcer about any tenancy in the deal room.
Capital at risk. Property values and rents can go down as well as up.
How we made this guide
Written by the DealSold team from GOV.UK’s overview for landlords, the government’s implementation roadmap, its grounds for possession guidance and enforcement guidance, and the Act itself, all checked on the date shown. Dates marked as proposed or not confirmed may change. General information, not legal advice. Our editorial policy.